Much to our surprise we have been told by our financial adviser that my Carnforth solicitor is not on the bank Solicitor panel. How can I check?
The first thing you need to do is to contact your Carnforth conveyancer. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
Completed the sale of my flat in Carnforth last April but the buyer keeps telephoning daily to moan that their lawyer is waiting to hear from mine. What are the post completion sale formalities following completion?
After completion of your house sale your lawyer is obliged to send the transfer documentation and all of the paperwork to the purchaser's lawyers. If applicable, your lawyer must also confirm that the legal charge in favour of the lender has been redeemed to the buyers lawyers. There is unlikely to be post completion tasks specific conveyancing in Carnforth.
Various online forums that I have visited warn that are the primary cause of stalling in Carnforth house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of delays in the conveyancing process. Searches are unlikely to feature in any slowing down conveyancing in Carnforth.
Me and my brother have a renovated Victorian property in Carnforth. Conveyancing solicitor represented me and Leeds Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Carnforth and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing practitioner who conducted the work.
I decided to have a survey completed on a house in Carnforth before appointing lawyers. I have been informed that there is a flying freehold overhang to the house. Our surveyor advised that some lenders tend refuse to grant a mortgage on this type of home.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. Should you wish to call us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Carnforth. Conveyancing may be slightly more expensive based on your lender's requirements.
Partway through the sale of a leasehold flat in Carnforth. Conveyancing is fine but we are being charged an extortionate amount from the managing agents. So far we have issued a cheque for £275 for a leasehold management pack and then another £200 plus VAT for answers to queries raised by the purchaser's solicitor.
Your property lawyer will unlikely have any sway over the level of the bill for this information however the average fee for the information for Carnforth leasehold premises is £350. When it comes to Carnforth conveyancing sales it is conventional for the seller to pay for these costs. The freeholder or their agents are under no legal obligation to answer such questions although many will agree to do so - albeit often at exorbitant prices out of proportion to the work involved. Unfortunately there is no legislation that requires set charges for administrative tasks. There is no set time limit by which they are duty bound to supply answers.