Having sold my house in Tibshelf last December but my buyer keeps e-mailing me complaining that his lawyer is waiting to hear from mysolicitor. What are the post completion sale legalities now that I have sold?
After completion of your disposal your conveyancer should deliver the transfer deeds and all of the paperwork to the purchaser's lawyers. Where appropriate, your lawyer should also evidence that the mortgage has been paid off to the purchasers lawyers. There are no post completion steps peculiar conveyancing in Tibshelf.
Can I be sure that the Tibshelf conveyancing solicitor on the Co-operative panel is any good?
When it comes to conveyancing in Tibshelf seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor handling your transaction.
I am selling my apartment. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Clydesdale are being a right pain. The Tibshelf solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
After shopping around on the internet I have found a Tibshelf property lawyer having checked that they are on the Aldermore conveyancing panel. Does my lawyer arrange the survey of the property?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Tibshelf postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in Tibshelf.
How does conveyancing in Tibshelf differ for new build properties?
Most buyers of new build or newly converted property in Tibshelf approach us having been asked by the developer to exchange contracts and commit to the purchase even before the house is completed. This is because developers in Tibshelf typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Tibshelf or who has acted in the same development.
I am one month into a leasehold purchase having been recommend to a firm by the selling agent to execute conveyancing in Tibshelf. We are not happy. Could you help me find new conveyancers?
A lawyer would have to be really poor in order to consider changing them. Has the mortgage offer been sent? In the event that it has you must inform them of the new contact details and have the loan are re-issued. Your conveyancer needs to be on the banks approved list to avoid added expenses and frustration. That should be your first question of the new conveyancers. Our search tool will assist you in finding a lender approved conveyancer for your home move in Tibshelf
I am employed by a reputable estate agency in Tibshelf where we see a few leasehold sales derailed as a result of short leases. I have been given inconsistent advice from local Tibshelf conveyancing solicitors. Could you shed some light as to whether the owner of a flat can start the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Tibshelf Leasehold Conveyancing - Examples of Queries before buying
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Are any of leasehold owners in arrears of their service charge payments? Best to be warned whether fixing the lift or some other major work is anticipated to be shared by the leasehold owners and will materially impact the level of the maintenance costs or necessitate a one off payment. Does the lease have onerous restrictions?
I acquired a flat in Tibshelf last 16/9/2024 and to date it is still not registered with HMLR. It was part of a new estate and my lawyer told me that it may take over a year to complete the registration formalities. I have called the Land Registry directly and they have informed me the initial application was cancelled due to questions not being addressed in time. Do I need to be concerned?
get in touch with your lawyer - if you are not getting sensible responses, look up their internal complaints process and escalate your problem to a Complaints Manager. Registrations for Tibshelf conveyancing are not known to be especially complex.