Completed the sale of my flat in Wisbech last September yet the purchaser is calling me complaining that their conveyancer is waiting to hear from mysolicitor. What are the post completion sale legalities following completion?
Following your sale your lawyer should send the transfer deeds and all supplemental paperwork to the purchaser's lawyers. If applicable, your lawyer must also confirm that the legal charge in favour of the lender has been repaid to the buyers solicitors. There is unlikely to be post completion tasks unique to conveyancing in Wisbech.
I am the sole recipient of my late grandmother’s will with all property in now in my sole name, including the house in Wisbech. The Wisbech property was put into my name in November. I want to move. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership may be treated the same way as if I'd bought the property in November. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How sensible a view banks take of it, depend on the bank as this requirement is principally there to identify the purchase and immediately sell or the wholesaling and assigning of properties.
We previously selected conveyancers with offices in Wisbech on the Barclays solicitor panel. They have just billed me a supplemental charge for dealing with the Barclays mortgage. Is this a supplemental conveyancing fee specified by Barclays?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancing practitioner is entitled to charge a fee for this. This fee is not dictated by Barclays but by your Wisbech conveyancing practitioner. Plenty of firms on the Barclays panel will levy an ‘acting for lender’ fee but many practices include it on their overall fee.
My husband and I have organised a further advance on our mortgage from RBS as we wish to conduct improvements to our property in Wisbech. Are we obliged to select a bricks and mortar Wisbech solicitor on the RBS conveyancing panel to handle the paperwork?
RBS don't usually appoint a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS conveyancing panel.
Various web forums that I have frequented warn that are the main reason for stalling in Wisbech conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of hindrances in the conveyancing process. Searches are unlikely to feature in any slowing down conveyancing in Wisbech.
Are there restrictive covenants that are commonly identified as part of conveyancing in Wisbech?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Wisbech. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I was advised by a number of property agents in Wisbech to locate a conveyancer using your seach tool. Is there a financial upside for Estate Agents to offer your site rather than alternative conveyancing organisations?
We don’t give any financial incentive for sending work to this site. We thought it would be too underhand a fee because members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I am 17 days into a leasehold purchase having been referred to solicitors by the estate agent to do our conveyancing in Wisbech. I am am extremely disappointed with the quality of service. Could you help me find new lawyers?
A solicitor would have to be very bad in order to consider changing them. Has your mortgage offer been issued? If so you will need to make them aware of the new solicitor and have the offer are re-sent. The solicitor ideally should be on the banks approved list to avoid escalating charges and frustration. So that should be your starting point. Our search tool can help you find a bank approved conveyancer for your home move in Wisbech