Finally the sale completed on my house in St Mary Cray last December yet the purchaser is e-mailing every few hours to moan that his lawyer needs to hear from mine. What are the post completion sale legalities now that I have sold?
Following your sale your conveyancer should forward the transfer deeds and all additional paperwork to the buyer’s solicitors. Where appropriate, your conveyancer should also send confirmation that the home loan has been redeemed to the buyers conveyancers. There is unlikely to be post completion procedures just for conveyancing in St Mary Cray.
When it comes to lenders such as Principality, do St Mary Cray conveyancers have to pay a fee to be on the conveyancing panel?
We are not aware of any bank fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
We expect to receive a OIP from UBS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do UBS recommend any St Mary Cray solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint St Mary Cray solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
I have today made my last payment due on my mortgage with Skipton. I assume I don't need a St Mary Cray lawyer on the Skipton panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton 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 Skipton mortgage from the register. Skipton, 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 Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
What will a local search reveal about the house we're purchasing in St Mary Cray?
St Mary Cray conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company for instance Searchflow The local search is essential in every St Mary Cray conveyancing purchase; as long as you don’t want any nasty surprises after you move into your property. The search should reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
It has been 2 months since my purchase conveyancing in St Mary Cray took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. 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 premises 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.
Just had an offer accepted on a new build apartment in St Mary Cray. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in St Mary Cray
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Please supply a car parking plan. Please confirm the Lease plans are surveyor prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants.
Do I need to be concerned about estate agents that I am dealing with are suggesting a factory type conveyancing firm rather than a local St Mary Cray conveyancing practice?
As with many professional services, often input from connections can be very helpful. Nevertheless there are numerous people with a keen interest in a conveyancing transaction; estate agents, financial adviser and banks might all recommend lawyers to choose. On occasion these solicitors might be known to one of the organisations as one of the best in their field, but sometimes there might be a commercial relationship behind the endorsement. You have the right to appoint your preferred conveyancer. You need to be aware that many mortgage providers specify a panel list of lawyers you have to use for the mortgage aspect of your conveyancing.