Finally the sale completed on my house in Coombe last August yet the purchaser is SMS messaging daily to say his solicitor is waiting to hear from mine. What should my lawyer have done following completion?
After completion of your house sale your conveyancer is obliged to deliver the transfer deeds and all of the paperwork to the buyer’s solicitors. Where appropriate, your lawyer should also confirm that the legal charge in favour of the lender has been discharged to the purchasers conveyancers. There is unlikely to be post completion formalities peculiar conveyancing in Coombe.
Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Coombe. Do I pick up the keys to the house on the completion date from my lawyer? If this is the case, I will appoint a High Street conveyancing solicitor in Coombe?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the seller's lawyers, and once they have received this, you will be invited to pick up the keys from the property Agents and move into your new home. Usually this happens between 1 and 3pm.
Is it correct that all Coombe CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing panel?
A selection of banks and building societies now use CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
I have paid off my mortgage with Nationwide. I assume I don't need a Coombe lawyer on the Nationwide panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
Will commercial conveyancing searches reveal impending roadworks that could impact a commercial site in Coombe?
Many commercial conveyancing solicitors in Coombe will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Coombe. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Coombe.
For every commercial conveyancing transaction in Coombe it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Coombe commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Coombe.
I have todaybeen informed that Wolstenholmes have closed. They carried out my conveyancing in Coombe for a purchase of a leasehold flat 9 months ago. How can I check that my home is not still registered in the name of the previous owner?
The easiest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Coombe conveyancing specialists.
How does conveyancing in Coombe differ for new build properties?
Most buyers of new build property in Coombe approach us having been asked by the seller to exchange contracts and commit to the purchase even before the house is completed. This is because developers in Coombe tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Coombe or who has acted in the same development.
My husband and I are four weeks into a freehold purchase having been recommend to a firm by the selling agent to do our conveyancing in Coombe. We are not happy. Can you help me find new lawyers?
A lawyer would need to be very poor in order to consider changing them. Has your mortgage offer been sent? In the event that it has you will need to make them aware of the replacement solicitor and get the mortgage documents are re-sent. The conveyancer needs to be on the banks approved list to avoid escalating expenses and frustration. So that should be your first question of the new solicitors. The search tool can help you find a bank approved lawyer for your home move in Coombe