Completed the sale of my flat in Breaston last August but my buyer keeps Skype messaging daily to say their solicitor needs to hear from mine. What should my lawyer have done following completion?
Following your sale your lawyer should send the transfer documentation and all additional paperwork to the buyer’s conveyancer. Where relevant, your lawyer must also send confirmation that the mortgage has been redeemed to the purchasers solicitors. There are no post completion formalities just for conveyancing in Breaston.
The Breaston conveyancing lawyers that just started acting on my house acquisition in Breaston have suddenly closed. They were on acting for me because I needed a solicitor on the UBS conveyancing panel and my preferred Breaston lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What should be my next steps?
If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the UBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
What is the difference between a licensed conveyancer and conveyancing solicitor in Breaston
There are many registered licenced Conveyancers in Breaston and Solicitor partnerships in Breaston offering conveyancing It is important to make clear that the two are regulated professionals specialising in the legal aspects of transferring property. The two can handle associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I was told two weeks ago that my mortgage has been agreed to by Bank of Ireland. Is it usual for Bank of Ireland to only issue the offer once my solicitor in Breaston is approved on their conveyancing panel? Bank of Ireland have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Breaston solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays 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 lawyer 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 Breaston postcode. As you are getting a mortgage with Barclays, you could contact them to see if they have a list of approved surveyors in Breaston.
Are there restrictive covenants that are commonly identified during conveyancing in Breaston?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Breaston. 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 am buying my first flat in Breaston with the aid of help to buy. The builders would not budge the amount so I negotiated 6k of extras instead. The house builders rep advised me not to tell my conveyancer about the extras as it may put at risk my loan with Santander. Should I keep quiet?.
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 have been sourcing a conveyancing lawyer in Breaston for my house move. Is there any facility to see a firm’s record with the legal regulator?
You can see documented Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The SRA may monitor telephone calls for training requirements.