Finally the sale completed on my house in Broadclyst last March but my buyer keeps whats apping me to moan that his conveyancer needs to hear from mine. What should my lawyer have done now that I have sold?
After completion of your house sale your conveyancer is committed to send the transfer documentation and all of the paperwork to the purchaser's solicitors. If applicable, your conveyancer should also confirm that the legal charge in favour of the lender has been repaid to the purchasers lawyers. There are no post completion tasks peculiar conveyancing in Broadclyst.
We are due to move house in March. Will my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you suggest a removal company in Broadclyst. Conveyancing solicitor was organised before I stumbled across your site.
On the afternoon of completion you can collect the keys from your estate agent however this can only occur when the sellers lawyers inform the agent that the monies to complete are in and the keys can be handed over. Subsequently you will need to advise the removal company that they can start moving you in. We do not suggest a particular removal company but can help you find a residential property solicitor in Broadclyst or a legal practice with expertise in conveyancing in Broadclyst.
Completion of my purchase has taken place for my property in Broadclyst. Conveyancing was a necessary evil 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 port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that 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.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Broadclyst building society branch on various occasions and was told it wasn't an issue and they will lend. My Broadclyst conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they would not lend in accordance with their published requirements. Who do I believe?
As long as the lawyer is on the bank panel, they must follow the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Should commercial conveyancing searches disclose planned roadworks that may impact a commercial site in Broadclyst?
Its becoming the norm that commercial conveyancing solicitors in Broadclyst will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Broadclyst. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Broadclyst.
For every commercial conveyancing transaction in Broadclyst it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Broadclyst commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Broadclyst.
I am purchasing a new build house in Broadclyst with a mortgage from Accord Mortgages Ltd. The developers would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not inform my solicitor about the extras as it would impact my loan 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.
Am I right to be concerned about 3rd parties that I am dealing with are encouraging me to use an internet conveyancing firm as opposed to a High Street Broadclyst conveyancing firm?
As with many professional services, often referrals from relatives can be extremely useful or valuable. Nevertheless there are many parties with a keen interest in a conveyancing transaction; estate agents, financial adviser and lenders might all put forward lawyers to instruct. Sometimes the lawyers might be known to one of the organisations as experts in their field, but sometimes there may be a commercial relationship behind the endorsement. You are at liberty to choose your own lawyer. However, bear in mind that the majority of mortgage providers operate an approved list of lawyers you have to use for the mortgage aspect of your conveyancing.
Me and my fiance are expecting to exchange on the purchase a house in Broadclyst but as a consequence of wreckage from the recent storms I have agreed compensation from the seller of £2k by way of a adjustment in the price. I had intended this to be addressed as part of the conveyancing process yet the mortgage company will not permit this. Why were they involved?
Your solicitor being on the bank approved list is obliged to inform the mortgage company of any amendments to the purchase price. If you did not allow your property lawyer to notify the reduction to your bank then they would have to disinstructing themselves from representing you and the lender.