Finally the sale completed on my house in Eaglescliffe last March yet the purchaser is calling every few hours to say her solicitor is waiting to hear from mysolicitor. What should have happened following completion?
After completion of your sale your solicitor should send the transfer documentation and all supplemental paperwork to the buyer’s conveyancer. Depending on the transaction, your lawyer must also evidence that the mortgage has been repaid to the purchasers conveyancers. There are no post completion requirements just for conveyancing in Eaglescliffe.
Please help - my lawyer advises that chancel insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Eaglescliffe?
The right level of chancel indemnity insurance depends on who your lender is. It would differ for example between Lloyds TSB Bank and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.
When it comes to lenders such as Aldermore, do Eaglescliffe conveyancing practitioners incur a yearly amount to be on the conveyancing panel?
We are not aware of any mortgage company fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Eaglescliffe bank branch on various occasions and was told it does not impact the mortgage offer and they will lend. My Eaglescliffe conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they will not lend in accordance with their published requirements. I simply don't know who is right.
The conveyancer must follow the Council of Mortgage Lenders’ Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I used Stirling Law several years past for my conveyancing in Eaglescliffe. I now require my file however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Eaglescliffe of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing a new build house in Eaglescliffe with the aid of help to buy. The sellers refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep advised me not disclose to my conveyancer about the extras as it would impact my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How does the Landlord & Tenant Act 1954 impact my business property in Eaglescliffe and how can you help?
The 1954 Act provides a safeguard to business tenants, granting the legal entitlement to make a request to court for a renewal lease and continue in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Eaglescliffe is one of our many areas of the UK in which our lawyers have offices
What could I expect to pay for conveyancing in Eaglescliffe?
The amount you are charged for conveyancing in Eaglescliffe are likely to be calculated at:
- a standard fee; or
- an hourly rate (i.e. the time spent on the particular case).
In reality very few Eaglescliffe conveyancing practices charge on time basis