Finally the sale completed on my house in Baldock last January but the buyer keeps telephoning every few hours to moan that his conveyancer is waiting to hear from mine. What should my lawyer have done now that I have sold?
After completion of your house sale your solicitor is duty bound to send the transfer deeds and all supplemental paperwork to the purchaser's lawyers. If applicable, your conveyancer must also confirm that the mortgage has been repaid to the purchasers conveyancers. There are no post completion formalities specific conveyancing in Baldock.
We're in Baldock, First time buyers purchasing with a mortgage (lender is Lloyds , and our solicitor is on the Lloyds conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Lloyds conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor 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.
My fiancee and I are in the process of looking at houses in Baldock and I am now considering a potential offer. Is it advisable to have a solicitor on ‘stand by’? I will be getting a mortgage with TSB.
It would be sensible to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are seeking a mortgage with TSB, ask your prospective lawyers if they are on the TSB conveyancing panel otherwise they can't do the mortgage legal work.
The mortgage over my property is with Barclays for my property in Baldock. Conveyancing has been completed 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Barclays?
Your original mortgage agreement with Barclays will provide that you need their approval prior to renting your property as this is likely to be a breach of Barclays’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. You need not do this via a Barclays conveyancing panel lawyer.
I am due to exchange contracts on my apartment. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being a right pain. The Baldock solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.
Am I right to be suspicious about 3rd parties that I am dealing with are encouraging me to use a factory type conveyancing firm rather than a local Baldock conveyancing company?
As with many professional services, often recommendations from relatives can be extremely useful or valuable. Nevertheless there are lots of players in a conveyancing matter; estate agents, mortgage brokers and lenders might all suggest lawyers to use. On occasion the lawyers might be known to one of the organisations as being good in their field, but sometimes there behind the scenes financial incentive behind the recommendation. You have the discretion to appoint your preferred lawyer. However, bear in mind that most banks specify a panel list of conveyancers you are obliged to use for the lender related work in your transaction.
My brother has recommend that I use his conveyancers in Baldock. Should I use them?
Much as we are happy to recommend a Baldock conveyancing lawyer the best way to select a conveyancing lawyer is to seek recommendations from friends or relatives who have used the conveyancer you're contemplating using.
Builders have suggested I use a solicitor and I've obtained a quote from them. It's almost £400 cheaper than my preferred Baldock solicitor. What's the catch?
Builders normally have panels of solicitors who are quick and who know the developer’s paperwork and conveyancing practitioner. As many developers offer an inducement to use their approved conveyancer for this reason, any increased cost can be avoided and a developer will not suggest a conveyancing factory and run the risk of having the transaction delayed when they need an exchange within a tight deadline. The argument for not agreeing to use the recommended property lawyer is that they may prove reluctant to 'push' your interests at the risk of upsetting the housebuilder. Where you have concerns that this may be the situation you should stick with your high street Baldock lawyer.