Having sold my house in Clapton last May but the buyer keeps telephoning me to say her solicitor needs to hear from mylawyer. What should have happened following completion?
Following your disposal your conveyancer should deliver the transfer documentation and all of the paperwork to the buyer’s solicitors. Depending on the transaction, your conveyancer should also send confirmation that the legal charge in favour of the lender has been paid off to the purchasers solicitors. There are no post completion procedures unique to conveyancing in Clapton.
Is it correct that all Clapton CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing panel?
Some major banks and building societies now use CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
Does a directory service exist listing Bank of Ireland panel solicitors in Clapton on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings available on the web. Where you are looking for a Clapton solicitor on the Bank of Ireland please use our facility.
The mortgage over my property is with Kent Reliance for my property in Clapton. Conveyancing has been completed some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Kent Reliance?
You must advise Kent Reliance in advance of renting your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. In many cases banks or building societies will permit you to let 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 Kent Reliance directly. It should not be necessary to do this via a Kent Reliance conveyancing panel lawyer.
I have todayfound out that Arc property Solicitors have closed. They carried out my conveyancing in Clapton for a purchase of a leasehold apartment 10 months ago. How can I establish that my home is in my name in the name of the former proprietor?
The quickest way to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Clapton conveyancing specialists.
I am buying a new build house in Clapton with a mortgage from The Royal Bank of Scotland. The developers would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not to tell my solicitor about this extras as it would affect my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Due to the advice of my in-laws I had a survey completed on a property in Clapton before retaining solicitors. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some banks tend refuse to grant a mortgage on such a home.
It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. If you call us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Clapton. Conveyancing may be slightly more expensive based on your lender's requirements.
I am a sole trader planning to take over a lease of an office on the high street. Can you recommend solicitors offering no-move-no costs for commercial conveyancing in Clapton for less than 2k?
We can recommend firms who host a wealth of experience of commercial conveyancing in Clapton, including the sale and purchase of businesses as well as simply premises. Whether you are hoping to acquire or sell a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right firm. Regarding the fees this will depend on the structure and complexity of the deal. Please provide us with your contact information or email so as to enable us to furnish you with a detailed commercial conveyancing calculation.