Having sold my house in Salford last August yet the purchaser is whats apping daily to moan that their conveyancer is waiting to hear from myconveyancer. What are the post completion sale legalities now that I have sold?
Post completion of your sale your conveyancer should deliver the transfer documentation and all supplemental paperwork to the purchaser's lawyers. Depending on the transaction, your conveyancer must also evidence that the home loan has been repaid to the buyers lawyers. There is unlikely to be post completion tasks peculiar conveyancing in Salford.
The mortgage over my property is with RBS for my property in Salford. Conveyancing was finalised 12 months 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 RBS?
Your original mortgage agreement with RBS will provide that you need their approval before renting your property as this is likely to be a breach of RBS’s mortgage conditions. It may be that RBS 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 RBS directly. You need not do this via a RBS conveyancing panel firm.
Completion of my purchase has taken place for my property in Salford. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am selling my house. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Co-operative are being problematic. The Salford solicitor who is on the Co-operative conveyancing panel is saying indemnity insurance will be fine but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
I purchased my home on 12 January and my personal details is not yet registered. Should I be concerned? My conveyancing solicitor in Salford said it should be recorded inside ten days. Are properties in Salford particularly slow to register?
There is nothing unique about conveyancing in Salford registration formalities. Rather than based on location, timeframes can vary according to who lodges the application, whether it is in order and whether the Land registry must send notices to any third persons or bodies. At present in the region of 80% of submission are fully dealt with in less than three weeks but occasionally there can be protracted delays. Historically registration is effected after the purchaser is living at the property so post completion formalities is not usually an essential issue but where there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.
I decided to have a survey done on a property in Salford ahead of instructing lawyers. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some banks tend not give a loan on such a home.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Nationwide. If you contact us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Salford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Salford to see if the conveyancing will be more expensive.
I was pointed in your direction by a number of selling agents in Salford to select a property lawyer using your seach tool. Is there a financial upside for Estate Agents to market your site ahead of another?
We don’t make any financial incentive for pointing buyers and sellers to this site. We found it would be just too difficult a fee because home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
Are all Salford property lawyers on every lender conveyancing panel?
The Lexsure search tool on this page may be of use or you can drop into your local bank branch in Salford. the probability is that they will know some good conveyancing solicitors in Salford