My wife and I are soon to complete on the purchase of a property in Bredbury but as a result of wreckage from a small fire at the property I have was able negotiate recompense from the vendor of £2k in the form of a adjustment in the price. This was going to be addressed as part of amending the contract however Barclays will not agree to this. Why were they involved?
Any lawyer being on the Barclays approved list is duty bound to advise Barclays of any variations to the purchase price. If you were to refuse your lawyer to notify the reduction to Barclays then they would have to discontinue acting for you. In addition, Barclays and you would have to appoint a new conveyancer for your conveyancing in Bredbury.
As someone clueless as to the Bredbury conveyancing process what is your top tip you can give me for the house moving process in Bredbury
You may not hear this from too many lawyers but conveyancing in Bredbury and elsewhere in England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there exists an abundance of opportunity for conflict between you and other parties involved in the ownership transfer. For instance, the seller, selling agent and on occasion a lender. Choosing a law firm for your conveyancing in Bredbury is a critical decision as your conveyancer is your adviser, and is the SOLE person in the transaction whose responsibility is to protect your best interests and to keep you safe.
Every so often a third party with a vested interest may attempt to convince you that it is in your interests to do things their way. For instance, the estate agent may claim to be helping by claiming that your conveyancer is wrong. Or your financial adviser may advise you to do take action that is against your solicitors guidance. You should always trust your lawyer above all other parties in the conveyancing process.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Bredbury conveyancing practitioner on the Coventry BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
The formalities of my remortgage has taken place for my property in Bredbury. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I recently had an offer agreed on an apartment in Bredbury. My mortgage broker suggested a solicitor. I paid an on account payment of £150. Shortly after, the conveyancing practitioner contacted me to say that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
About to purchase a new build flat in Bredbury. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Bredbury
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There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
In my capacity as executor for the estate of my grandmother I am disposing of a residence in Cardiff but I am based in Bredbury. My lawyer (who is 300 miles from meneeds me to sign a statutory declaration ahead of completion. Could you suggest a conveyancing lawyer in Bredbury to attest and place their company stamp on the document?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are located in Bredbury
Why can I not complete my conveyancing in Bredbury on Good Friday?
Because on completion the money needs to pass between the banks of the buyer and owner’s conveyancer and at present this can only take place on a working day. So you can't complete on a weekend either.