Finally the sale completed on my house in Harrow last May yet the purchaser is texting every few hours complaining that his lawyer needs to hear from mine. What are the post completion sale formalities now that I have sold?
Following your house sale your conveyancer should deliver the transfer deeds and all additional paperwork to the buyer’s conveyancer. If applicable, your lawyer should also evidence that the home loan has been paid off to the buyers lawyers. There are no post completion steps peculiar conveyancing in Harrow.
We had appointed solicitors located in Harrow on the HSBC solicitor panel. They are now charging me a supplemental amount for dealing with the HSBC mortgage. Is this an additional conveyancing fee set by HSBC?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancing practitioner can levy a fee for this. The charge is not set by HSBC but by your Harrow property lawyer. Some firms on the HSBC panel will charge ’dealing with mortgage’ fee but some firms incorporate it on their overall fee.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Harrow conveyancing practitioner on the Coventry BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
I am selling my house. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being pedantic. The Harrow solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
Will commercial conveyancing searches reveal proposed roadworks that may impact a commercial estate in Harrow?
Its becoming the norm that commercial conveyancing solicitors in Harrow will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Harrow. The search result 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 Harrow.
For each commercial conveyancing transaction in Harrow it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Harrow commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Harrow.
I used Arc property Solicitors a few years past for my conveyancing in Harrow. Now, I need my files however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Harrow of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing my first flat in Harrow with a loan from Leeds Building Society. The developers refused to budge the amount so I negotiated £7000 of additionals instead. The sale representative advised me not reveal to my solicitor about the side-deal as it will affect my loan with Leeds Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
What can I do to determine who is the owner of a house in Harrow?
Provided the premises is recorded at the Land Registry, and you have requisite specifics of the address of the property, you will be able to obtain details from the HM Land Registry of the recorded owner for a fee.