Having sold my house in Clapham and Salph End last October but the buyer keeps calling me to say their lawyer is waiting to hear from mine. What are the post completion sale formalities now that I have sold?
Post completion of your house sale your lawyer should deliver the transfer deeds and all supplemental paperwork to the purchaser's conveyancer. Depending on the transaction, your conveyancer must also evidence that the mortgage has been redeemed to the purchasers conveyancers. There is unlikely to be post completion formalities peculiar conveyancing in Clapham and Salph End.
Do the Building Society Association intend to launch a searchable register to to identify firms on the Darlington Building Society conveyancing panel for example in Clapham and Salph End?
We are not aware of any plans on the part of the BSA to promote such a search facility.
Two weeks ago we had a mortgage agreed in principle with Bank of Ireland. Clapham and Salph End conveyancing lawyers were appointed. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?
There is no definitive answer here. Have Bank of Ireland conducted the valuation? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am selling my flat. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Leeds Building Society are being difficult. The Clapham and Salph End solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
At last I have had an offer on a flat in Clapham and Salph End agreed to, the vendors do however have a tied purchase. The vendors have placed an offer on a flat, however it’s not yet tied up, and have viewings of other flats in the pipeline. I have chosen a high street conveyancing solicitor in Clapham and Salph End. What do I do now? At what stage should I apply for the mortgage with Virgin Money?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then valuation, Clapham and Salph End conveyancing search charges, etc). The first thing to do is check that your lawyer is on the Virgin Money conveyancing panel. Regarding the next stages this very much dictated by the specifics of your transaction, attraction to the property and on the state of the market. In a rising market the majority of buyers would apply for the mortgage with Virgin Money and arrange for the valuation and only if it comes back ok would they request their conveyancer to press on with the conveyancing in Clapham and Salph End.
I understand that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when purchasing a property in Clapham and Salph End? or Apparently there is historic law that could mean that house owners residing in a parish church boundary will be compelled to contribute towards maintenance towards the chancel in proximity to the church. Is this a legitimate concern for conveyancing in Clapham and Salph End?
Unless a previous acquisition of the premises completed post 12 October 2013 you can expect lawyers delivering conveyancing in Clapham and Salph End to remain recommending a chancel search and or chancel repair liability policy.
Me and my brother have a 4 bedroom Edwardian house in Clapham and Salph End. Conveyancing solicitor acted for me and HSBC Bank. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold under the matching address. Is it worth asking HSBC Bank to clarify?
You need to assess 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Clapham and Salph End and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing practitioner who completed the work.
The estate agent has sent us the confirmation of our purchase of a new build flat in Clapham and Salph End. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Clapham and Salph End
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.