I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Sutton Coldfield conveyancer on the Co-operative panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
I recently had an offer agreed on an apartment in Sutton Coldfield. My mortgage broker pressured me to appoint their conveyancer. I paid an on account payment of £175. Shortly after, the conveyancer contacted me sheepishly admitting that they were not on the Yorkshire BS 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 Yorkshire BS 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.
Leeds Building Society have agreed my home loan in principle, my offer on a property in Sutton Coldfield has been accepted, now what?
The property agent will need to be advised as to your property lawyer's details (ensure that the solicitors are on the bank’s panel). Call up Leeds Building Society or your broker and finish off any outstanding paperwork. Leeds Building Society will instruct a valuer who will get in touch with the selling agent or seller to schedule a time for the valuation to occur. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. Leeds Building Society will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Sutton Coldfield.
I am downsizing from our property in Sutton Coldfield and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any high street Sutton Coldfield lawyer would know this is not the case. For the life of me I don't know why the purchasers are using a web based conveyancing outfit as opposed to a conveyancing solicitor in Sutton Coldfield. We have lived in Sutton Coldfield for three years we know that this is a non issue. Should we contact our local Authority to obtain clarification that there is no issue.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
Just had an offer accepted on a new build apartment in Sutton Coldfield. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Sutton Coldfield
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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. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision.
Due to the encouragement of my in-laws I had a survey completed on a house in Sutton Coldfield before retaining lawyers. I have been advised that there is a flying freehold aspect to the property. My surveyor has said that some lenders tend refuse to give a loan on a flying freehold property.
It varies from the lender to lender. Lloyds has different instructions for example to Halifax. If you call us we can check 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 Sutton Coldfield. Conveyancing will be smoother if you use a solicitor in Sutton Coldfield especially if they are familiar with such properties in Sutton Coldfield.
I am a couple of weeks into a freehold purchase having been recommend to solicitors by the estate agent to perform conveyancing in Sutton Coldfield. I am am extremely disappointed with the level of service. Could you help me find new solicitors?
A lawyer would have to be very bad in order to consider replacing them. Has your loan offer been issued? If so you will need to make them aware of the replacement solicitor and have the mortgage documents are re-sent. Your new solicitor ideally needs to be on the mortgage company panel to avoid escalating costs and frustration. That should be your first question of the new solicitors. The find a solicitor tool will assist you in finding a bank approved solicitor for your home move in Sutton Coldfield
I have just started marketing my 2 bed flat in Sutton Coldfield.Conveyancing has not commenced however I have just received a quarterly maintenance charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should discharge the invoice as normal as all rents and service invoices should be allottedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process