Finally the sale completed on my house in Llanon last February but my buyer keeps texting every few hours to moan that his conveyancer needs to hear from mine. What are the post completion sale formalities following completion?
Following your sale your solicitor is committed to send the transfer documentation and all additional paperwork to the buyer’s lawyers. Depending on the transaction, your conveyancer must also send confirmation that the home loan has been redeemed to the purchasers solicitors. There are no post completion formalities specific conveyancing in Llanon.
We had instructed conveyancing lawyers with offices in Llanon on the Aldermore solicitor approved list. They are now charging me a separate charge for the legal aspects of the Aldermore mortgage. Is this an additional conveyancing fee set by Aldermore?
Provided it is contained in their Terms of Engagement or estimate then yes your property lawyer can levy a fee for this. This fee is not dictated by Aldermore but by your Llanon conveyancing practitioner. Some firms on the Aldermore panel will charge ’dealing with mortgage’ fee and others do not.
We are getting the release of further funds on our home loan from Nottingham as we wish to carry out a loft conversion to our house in Llanon. Are we obliged to appoint a bricks and mortar Llanon solicitor on the Nottingham conveyancing panel to deal with the legals?
Nottingham would not normally appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham list.
I currently have a mortgage with Nationwide for my property in Llanon. Conveyancing was finalised months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nationwide?
Your original mortgage agreement with Nationwide will provide that you need their approval prior to renting your property as this is likely to be a breach of Nationwide’s mortgage conditions. It may be that Nationwide will allow you to rent 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 Nationwide directly. You need not do this via a Nationwide conveyancing panel firm.
I have been told that property searches are the primary cause of delay in Llanon conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays in the conveyancing process. Local searches are not likely to be the root cause of holding up conveyancing in Llanon.
Are there restrictive covenants that are commonly picked up during conveyancing in Llanon?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Llanon. 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've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Llanon is where the house is located. Can you shed any light on this issue?
Flying freeholds in Llanon are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llanon you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanon may decide 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 premises.
We're FTB’s - agreed a price, yet the agent informed us that the seller will only proceed if we instruct their recommended conveyancers as they need an ‘expedited deal’. Our preferred option is to instruct a local solicitor used to conveyancing in Llanon
It is unlikely the sellers are behind this. If they desire ‘a quick sale', turning down a serious buyer is going to damage their objectives. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you are going to instruct your own,trusted Llanon conveyancing firm - as opposed tothe ones that will earn their negotiator at the agency a commission or achieve conveyancing thresholds pre-set by head office.