Having sold my house in Berrylands last February yet the purchaser is texting daily to say their lawyer needs to hear from mine. What are the post completion sale legalities now that I have sold?
After completion of your disposal your conveyancer is committed to deliver the transfer deeds and all of the paperwork to the purchaser's lawyers. If applicable, your conveyancer should also confirm that the home loan has been redeemed to the buyers solicitors. There is unlikely to be post completion requirements unique to conveyancing in Berrylands.
we are a couple who decided to purchase a purpose built apartment in Berrylands with a mortgage from Alliance & Leicester .We have a Berrylands conveyancing solicitor but Alliance & Leicester informed us his firm is not listed on their "panel". we are left little option but to use a Alliance & Leicester panel lawyer or retain our preferred solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that Alliance & Leicester use our lawyer?
Unfortunately,no. The mortgage offered to you contains various provisions, a common one being that lawyers needs to be on the Alliance & Leicester solicitor panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Alliance & Leicester
I used Stirling Law a few years ago for my conveyancing in Berrylands. I now require my file but the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Berrylands 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.
I am buying my first flat in Berrylands with a loan from Santander. The sellers would not reduce the price so I negotiated five thousand pounds worth of extras instead. The sale representative advised me not reveal to my lawyer about the extras as it would affect my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Berrylands is the location of the property. Is there any guidance you can impart?
Flying freeholds in Berrylands are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Berrylands you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Berrylands may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Much to my surprise my conveyancing solicitor in Berrylands has requested from me personal identification documents stating that this forms part of his requirements as a conveyancer on the lender Conveyancing panel. Can you confirm whether this is the case?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the mortgage company. This is not specific to conveyancing in Berrylands