Finally the sale completed on my house in Adlington last November yet the purchaser is calling daily to say her solicitor needs to hear from myconveyancer. What are the post completion sale formalities now that I have sold?
Following your disposal your conveyancer is committed to send the transfer documentation and all of the paperwork to the purchaser's conveyancer. Depending on the transaction, your lawyer should also confirm that the mortgage has been paid off to the buyers lawyers. There is unlikely to be post completion steps just for conveyancing in Adlington.
Is it the case that all Adlington solicitor practices on the Kent Reliance conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Kent Reliance approved list of solicitors they would need to be governed by the SRA. Many banks do list licenced conveyancers on their panel in which case such firms would be governed by the CLC.
I am selling my flat. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Clydesdale are being pedantic. The Adlington solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are requiring 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.
I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Adlington solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS 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 conveyancer 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 Adlington postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in Adlington.
I have been told that property searches are the main reason for obstruction in Adlington house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances during the legal transfer of property. Searches are unlikely to feature in any delay in conveyancing in Adlington.
I am looking for a flat up to £305k and found one near me in Adlington I like with a park and railway links in the vicinity, the downside is that it's only got 52 years unexpired on the lease. I can't really find anything else in Adlington suitable, so just wondered if I would be making a grave error buying a short lease?
If you need a home loan the shortness of the lease may be an issue. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
I need to retain a conveyancing solicitor for sale conveyancing in Adlington. I have chance upon a site which looks to be the ideal solution If it is possible to get all this stuff completed via web that would be preferable. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
My brother is purchasing a basement flat in Adlington. He was given a quote by the conveyancing practitioner suggested by the estate agents totaling £1245 . It was ten years ago I sold and bought a property and it cost was £600. Have charges really gone up that much?
What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for instance Adlington searches, land registry fees, etc)