Completed the sale of my flat in Arkley last June but the buyer keeps texting daily to say her lawyer is waiting to hear from mysolicitor. What are the post completion sale legalities following completion?
Following your sale your lawyer is committed to forward the transfer deeds and all of the paperwork to the buyer’s solicitors. Where relevant, your conveyancer must also evidence that the home loan has been redeemed to the purchasers conveyancers. There are no post completion requirements peculiar conveyancing in Arkley.
I am considering applying for a Skipton mortgage for purchase of a new build (under development) in Arkley with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Skipton ?
In theory, you could use a solicitor that is not on the Skipton conveyancing panel, but Skipton would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
My wife and I are purchasing a flat in Arkley. I might seem paranoid but how we can trust a solicitor? At some point we will need to send funds into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We had instructed solicitors locally in Arkley on the Clydesdale solicitor panel. They are now charging me a separate amount for the legal aspects of the Clydesdale mortgage. Is this an additional conveyancing fee specified by Clydesdale?
Provided it is contained in their Terms and Conditions or Quote then yes your conveyancer may charge a fee for this. The fee is not dictated by Clydesdale but by your Arkley solicitor. Numerous firms on the Clydesdale panel will charge ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.
My offer on a property in Arkley has been accepted, but there is a chain. The vendors have placed an offer on somewhere, however it’s not yet agreed to, and are looking at other properties booked. I have instructed a high street conveyancing solicitor in Arkley. What should be my next step? At what point do I apply for the mortgage with Principality?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then survey, Arkley conveyancing search charges, etc). The first course of action is to ensure that your property lawyer is on the Principality approved list. As to the next stages this very much dictated by the specifics of your case, desire for the property and on the state of the market. During a buoyant market the majority of buyers will apply for the mortgage with Principality and pay for the valuation and only if it comes back ok would they ask their conveyancer to proceed with searches.
I used Action Conveyancing a few years ago for my conveyancing in Arkley. I now require my file but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Arkley of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the advice of my in-laws I had a survey completed on a property in Arkley prior to retaining solicitors. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some lenders will refuse to grant a mortgage on a flying freehold property.
It depends who your proposed lender is. HSBC has different instructions from Birmingham Midshires. If you contact us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Arkley. Conveyancing may be slightly more expensive based on your lender's requirements.
A conveyancing firm handled my conveyancing in Arkley 8 years ago having archived my registration documents but has since been shut down – What can I do to get hold of them?
Deeds, as such, no longer exist as most properties in Arkley are registered electronically at Land Registry. If you need to show ownership or are selling or re-mortgaging your solicitor can obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.