Having sold my house in Pangbourne last September but the buyer keeps calling daily to say their lawyer needs to hear from mylawyer. What should my lawyer have done following completion?
Following your disposal your solicitor should send the transfer documentation and all supplemental paperwork to the buyer’s solicitors. Depending on the transaction, your conveyancer should also evidence that the mortgage has been paid off to the buyers conveyancers. There are no post completion steps peculiar conveyancing in Pangbourne.
What is the difference between a licensed conveyancer and conveyancing solicitor in Pangbourne
There are many registered licenced Conveyancers in Pangbourne and Solicitor practices in Pangbourne to choose from It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in the home buying process. Both can handle associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
After much negotiation I have agreed a price on an apartment in Pangbourne. My financial adviser recommended their conveyancers. I paid an advanced payment of £225. A couple of days later, the conveyancing practitioner contacted me to say that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
After what seems like an age I have had an offer on an apartment in Pangbourne accepted, the sellers do nevertheless have a connected purchase. The owners have put an offer on on an apartment, but it’s not yet agreed to, and are looking at other properties in the pipeline. I have instructed a local conveyancing solicitor in Pangbourne. What should be my next step? When do I get the mortgage application with Santander going?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is approx £1k, then valuation, Pangbourne conveyancing search costs, etc). The first course of action is to check that your lawyer is on the Santander approved list. As to the next stages this very much dictated by the specifics of your case, desire for the property and on the state of the market. In a rising market some purchasers will apply for the mortgage with Santander and pay for the valuation and only if it was satisfactory would they ask their conveyancer to proceed with searches.
four months have elapsed following my purchase conveyancing in Pangbourne took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Is it best to appoint a Pangbourne conveyancing practitioner based in the area that I am buying? We have a good friend who can handle the conveyancing but they are based 300miles away.
The primary upside of using a high street Pangbourne conveyancing firm is that you can pop in to execute documents, hand in your ID and apply pressure on them if necessary. They will also have local intelligence which is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and on the whole were content that must trump using an unknown Pangbourne conveyancing lawyer just because they are round the corner.
What are your top tips when it comes to finding a Pangbourne conveyancing firm to deal with our lease extension?
If you are instructing a solicitor for lease extension works (regardless if they are a Pangbourne conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you talk with two or three firms including non Pangbourne conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:
What volume of lease extensions have they carried out in Pangbourne in the last twenty four months?
I acquired a basement flat in Pangbourne, conveyancing formalities finalised in 2008. How much will my lease extension cost? Similar properties in Pangbourne with a long lease are worth £260,000. The ground rent is £45 levied per year. The lease comes to an end on 21st October 2095
You have 74 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.
Are there any apps to help find a Pangbourne conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 25kilometers to attend the conveyancer.
You can use the find a conveyancing panel search on this website. Please choose the lender and your location, in this case Pangbourne and you will see a number of lawyer located nearest Pangbourne. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the bank solicitor panel.