Completed the sale of my flat in Harefield last August yet the purchaser is e-mailing every few hours complaining that her conveyancer is waiting to hear from mine. What should my lawyer have done following completion?
Following your sale your solicitor is committed to send the transfer deeds and all additional paperwork to the buyer’s lawyers. Where relevant, your lawyer must also evidence that the home loan has been redeemed to the buyers solicitors. There are no post completion requirements unique to conveyancing in Harefield.
We are due to move home in January. Should my conveyancing solicitor update the removal company on the day of completion. As an aside, can you recommend a removal company in Harefield. Conveyancing firm was found prior to coming across this website.
On the afternoon of completion you can pick up the keys from the estate agent however this can only be done after the previous owners lawyers advise the agent that the monies to complete are in and the keys can be collected. Subsequently you can advise the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal organisation but can assist you in locating a residential property solicitor in Harefield or a solicitor with expertise in conveyancing in Harefield.
I have a mortgage with Kent Reliance for my property in Harefield. Conveyancing has been completed a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Kent Reliance?
Your original mortgage agreement with Kent Reliance will provide that you need their approval before letting out your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. You need not do this via a Kent Reliance conveyancing panel lawyer.
I am due to exchange contracts on my apartment. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Barclays are being pedantic. The Harefield solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Are there restrictive covenants that are commonly picked up during conveyancing in Harefield?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Harefield. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm buying my first flat in Harefield with a mortgage from Skipton Building Society. The builders refused to move on the amount so I negotiated 6k of additionals instead. The sale representative told me not to tell my lawyer about the extras as it may put at risk my mortgage with Skipton Building Society. Is this normal?.
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.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Harefield is the location of the property. Is there any guidance you can impart?
Flying freeholds in Harefield are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Harefield you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Harefield may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Do I need to visit the offices of the mortgage company conveyancing panel solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Harefield as it will be easier to attend their offices if necessary.
Whereas this was necessary ten years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Harefield.