Finally the sale completed on my house in Church Stretton last July yet the purchaser is SMS messaging every few hours to moan that their conveyancer needs to hear from mine. What are the post completion sale legalities now that I have sold?
Following your sale your conveyancer should deliver the transfer deeds and all additional paperwork to the purchaser's conveyancer. Where relevant, your solicitor must also send confirmation that the mortgage has been repaid to the buyers solicitors. There are no post completion requirements peculiar conveyancing in Church Stretton.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Church Stretton conveyancing practitioner on the HSBC panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I currently have a mortgage with Nationwide for my property in Church Stretton. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nationwide?
You must advise Nationwide prior to letting out your property as this is likely to be a breach of Nationwide’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. You need not do this via a Nationwide conveyancing panel solicitor.
I am selling my apartment. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, UBS are being a right pain. The Church Stretton solicitor who is on the UBS conveyancing panel is recommending indemnity insurance as a solution but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I used Action Conveyancing several years past for my conveyancing in Church Stretton. I now require my file but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate 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 Church Stretton of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Church Stretton differ for new build properties?
Most buyers of new build premises in Church Stretton contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is built. This is because new home sellers in Church Stretton typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Church Stretton or who has acted in the same development.
What tools are available to search for a Church Stretton law firm on the The Mortgage Works conveyancing panel? I have wheels and am happy to travel upto 25kilometers to meet the conveyancer.
Feel free to make use of the tool on this page. Please choose the mortgage company and your location and you will see a number of Church Stretton conveyancing lawyers locally. We have detailed some Church Stretton conveyancing firms at the bottom of this page and you can ring them to see whether they are on the The Mortgage Works member panel
I today plan to offer on a house that appears to tick a lot of boxes, at a great price which is making it all the more appealing. I have since been informed that the title is leasehold as opposed to freehold. I am assuming that there are issues buying a house with a leasehold title in Church Stretton. Conveyancing advisers have are soon to be instructed. Will they explain the issues?
Most houses in Church Stretton are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are purchasing in Church Stretton in which case you should be shopping around for a Church Stretton conveyancing practitioner and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as obtaining the landlord’spermission to conduct changes to the property. It may be necessary to pay a maintenance charge towards the upkeep of the communal areas where the house is located on an estate. Your lawyer will advise you fully on all the issues.
Leasehold Conveyancing in Church Stretton - Examples of Queries before Purchasing
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Its a good idea to discover as much as possible about the company managing the block as they will either make life much simpler or uncomfortable. As the owner of a leasehold property you are frequently in the clutches of the managing agents both financially and when it comes to practical matters such as the tidiness of the common parts. Don't be afraid to ask other people what they think of their management. On a final note, be sure you know the dates that you are obliged pay the maintenance charge to the relevant party and specifically how they are spending that money. The majority of Church Stretton leasehold properties will have a service bill for the upkeep of the block invoiced by the freeholder. Where you buy the apartment you will have to pay this amount, usually quarterly throughout the year. This can vary from a few hundred pounds to thousands of pounds for buildings with lifts and large common grounds. In all likelihood there will be a ground rent for you to pay yearly, ordinarily this is not a large figure, say around £25-£75 but you need to check it because sometimes it could be many hundreds of pounds. How is the lease structured?