Finally the sale completed on my house in Waddington last November but my buyer keeps texting every few hours to say her solicitor needs to hear from mine. What should my lawyer have done following completion?
Following your disposal your lawyer is committed to deliver the transfer deeds and all supplemental paperwork to the buyer’s solicitors. Where appropriate, your solicitor must also confirm that the home loan has been discharged to the purchasers conveyancers. There is unlikely to be post completion formalities just for conveyancing in Waddington.
We're in Waddington, First time buyers purchasing with a mortgage (lender is Barclays , and our solicitor is on the Barclays conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Barclays conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Completion of my purchase has taken place for my property in Waddington. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am selling my flat. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Coventry BS are being a right pain. The Waddington solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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.
My offer on a house in Waddington has been agreed to, but there is a chain. The owners have offered on a property, but it’s not yet tied up, and are looking at other flats booked. I have instructed a bricks and mortar conveyancing solicitor in Waddington. What do I do now? At what point should I apply for the mortgage with Kent Reliance?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then valuation, Waddington conveyancing search fees, etc). First, you must check that your lawyer is on the Kent Reliance approved list. As to the next steps this very much depends on the circumstances of your case, motivation for the property and on the state of the market. During a hot market the majority of purchasers will apply for a home loan with Kent Reliance and pay for the valuation and only if it was satisfactory would they ask their solicitor to proceed with the conveyancing in Waddington.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Waddington is where the house is located. What do you suggest?
Flying freeholds in Waddington are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Waddington you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Waddington 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 premises.
How simple is it to transfer to a new solicitor as I need to instruct one who is on the Barclays Direct conveyancing panel. I hired a high street conveyancing solicitor in Waddington round the corner but the firm is not approved by Barclays Direct
It would be our pleasure to assist you select a conveyancing solicitor in Waddington on the Barclays Direct panel. Please note that the solicitors that we on the directory do not pay us fee if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Waddington. In making use of the find a conveyancing solicitor tool on this page, you can scrutinise costs for conveyancing solicitors in Waddington and beyond.
What are your top tips when it comes to appointing a Waddington conveyancing firm to deal with our lease extension?
If you are instructing a conveyancer for lease extension works (regardless if they are a Waddington conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with two or three firms including non Waddington conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:
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Can they put you in touch with clients in Waddington who can give a testimonial? What are the costs for lease extension work?
Leasehold Conveyancing in Waddington - A selection of Queries Prior to Purchasing
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On the whole the cost for major works are not included within service charges, albeit that a few managing agents in Waddington ask leasehold owners to pay into a sinking fund created for the specific purpose of building a fund for larger repairs or maintenance. Best to be warned if changing the roof or some other significant cost is due shortly to be shared by the leaseholders and will materially increase the the service charges or necessitate a specific payment. It would be prudent to investigate if there are any onerous restrictions in the lease. For instance some leases prohibit pets being allowed in certain buildings in Waddington. If you like the propertyin Waddington but your dog can’t live with you then you will be faced hard decision.