Having sold my house in South Molton last June but the buyer keeps telephoning me to moan that her conveyancer is waiting 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 documentation and all additional paperwork to the purchaser's conveyancer. Where relevant, your solicitor should also evidence that the home loan has been repaid to the purchasers conveyancers. There is unlikely to be post completion requirements specific conveyancing in South Molton.
I am considering applying for a HSBC mortgage for purchase of a new build (under development) in South Molton with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for HSBC ?
In theory, you could use a solicitor that is not on the HSBC conveyancing panel, but HSBC would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
We are getting a further advance on our mortgage from Bank of Ireland as we wish to carry out alterations to our house in South Molton. Are we obliged to select a bricks and mortar South Molton solicitor on the Bank of Ireland conveyancing panel to handle the legals?
Bank of Ireland don't usually require a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland list.
We have agreed to purchase a house in South Molton. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Coventry BS be concerned?
As your lender is Coventry BS your lawyer must follow the conveyancing instructions set out in Part two of UK Finance Lenders’ Handbook for Coventry BS. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and lawyers are required to report to Coventry BS where a lease fails to meet these conditions. The requirements relate to the installation of panels on properties in England and Wales and is not limited to South Molton.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a South Molton property lawyer 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
My colleague recommended that if I am purchasing in South Molton I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes quoted for as part of the standard South Molton conveyancing searches. It is not a small document of about 40 pages, listing and setting out important information about South Molton around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful data regarding South Molton.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. South Molton is where the house is located. Is there any guidance you can impart?
Flying freeholds in South Molton are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in South Molton you must be sure that your lawyer goes 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 South Molton may determine 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 property.
My husband and I are 3 weeks into a residential purchase having been directed to a firm by the estate agent to carry out the conveyancing in South Molton. We are not happy. Could you help me find new lawyers?
A lawyer would have to be really bad to suggest replacing them. Has your mortgage been generated? In the event that it has you must advise them of the replacement conveyancer and get the loan are re-issued. Your solicitor ideally should be on the mortgage company approved list to avoid added fees and delays. So that should be your first question of the new solicitors. Our search tool will help you find a lender approved conveyancer for your home move in South Molton