Completed the sale of my flat in Whalley last December yet the purchaser is Skype messaging daily complaining that his conveyancer needs to hear from mine. What should have happened following completion?
Following your house sale your conveyancer should send the transfer documentation and all of the paperwork to the buyer’s lawyers. Depending on the transaction, your conveyancer should also evidence that the home loan has been redeemed to the purchasers conveyancers. There are no post completion steps unique to conveyancing in Whalley.
Is it correct that all Whalley CQS (Conveyancing Quality Scheme) solicitors are on the Leeds Building Society conveyancing list of approved firms?
A selection of lenders now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
When it comes to lenders such as UBS, do Whalley solicitors face an annual charge to be on the list of approved solicitors?
We are not aware of any lender fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
Intending to buy a apartment in Whalley. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Whalley lawyer is on the Nottingham conveyancing panel.
I have been told that property searches are a common reason for stalling in Whalley conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any slowing down conveyancing in Whalley.
I have recentlybecome aware that Action Conveyancing have closed. They carried out my conveyancing in Whalley for a purchase of a freehold house 9 months ago. How can I establish that the property is not still registered in the name of the previous owner?
The easiest way to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Whalley conveyancing specialists.
I'm purchasing a new build house in Whalley with a mortgage from Norwich and Peterborough Building Society. The builders would not move on the amount so I negotiated £7000 of extras instead. The estate agent told me not reveal to my conveyancer about the extras as it would adversely affect my mortgage with Norwich and Peterborough Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I have been on the look out for a ground for flat up to £245,000 and identified one near me in Whalley I like with amenity areas and transport links nearby, however it's only got 52 remaining years left on the lease. There is not much else in Whalley in this price bracket, so just wondered if I would be making a grave error buying a short lease?
If you need a mortgage that many years will be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.