We are soon to complete buying a property in Sands End but as a result of wreckage from the recent storms I have was able negotiate compensation from the owner in the sum of three thousand pounds in the form of a adjustment in the price. This was going to be addressed as part of amending the contract however Virgin Money are not allowing this. Why were they involved?
Your lawyer that is on the Virgin Money conveyancing panel is required to disclose to Virgin Money of any amendments to the purchase price. If you were to refuse your conveyancer to disclose the reduction to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new property lawyer for your conveyancing in Sands End.
Finally the sale completed on my house in Sands End last January yet the purchaser is SMS messaging every few hours to say their conveyancer is waiting to hear from mine. What should my lawyer have done following completion?
Following your house sale your solicitor should forward the transfer documentation and all of the paperwork to the purchaser's lawyers. If applicable, your lawyer must also evidence that the legal charge in favour of the lender has been redeemed to the purchasers solicitors. There is unlikely to be post completion requirements specific conveyancing in Sands End.
I am purchasing a right to buy a flat in Sands End. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Sands End you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Sands End.
I am helping my sister sell her flat in Sands End. Does the solicitor arrange an energy assessment or it is for the seller to see to?
After the demise of Home Information Packs, energy assessments was left as a compulsory component of selling a house. An energy assessment should be commissioned before the property is advertised. This is not as aspect of the sale process that conveyancers normally organise. If you are instructing a Sands End conveyancing solicitor they might be willing to arrange EPC’s given their relationships with long established Sands End energy assessors
Is it the case that all Sands End solicitors on the HSBC conveyancing panel are governed by the SRA?
As solicitors, in order to be on the HSBC approved list of solicitors they would need to be overseen by the SRA. The majority of mortgage companies do permit licenced conveyancers on their panel and in that case the practice would be governed by the Council of Licensed Conveyancers.
The formalities of my purchase has taken place for my property in Sands End. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I need some quick conveyancing in Sands End as I am under a deadline to exchange contracts inside 4 weeks. Thankfully I do not need a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
As you are are a cash purchaser you are at liberty not to have searches carried out although no solicitor would recommend that you don't. Drawing on years of experience of conveyancing in Sands End the following are examples of issues that can be revealed and therefore impact the marketability of the property: Enforcement Notices, Overdue Charges, Outstanding Grants, Railway Schemes,...
I have justbecome aware that Arc property Solicitors have been shut down. They carried out my conveyancing in Sands End for a purchase of a freehold house 12 months ago. How can I check that my home is in my name in the name of the former proprietor?
The easiest method to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Sands End conveyancing specialists.