Finally the sale completed on my house in Cramlington last March yet the purchaser is SMS messaging me to say his conveyancer is waiting to hear from mylawyer. What should my lawyer have done following completion?
Post completion of your disposal your lawyer should deliver the transfer documentation and all of the paperwork to the buyer’s solicitors. Depending on the transaction, your conveyancer must also confirm that the mortgage has been discharged to the buyers lawyers. There are no post completion requirements peculiar conveyancing in Cramlington.
I am refinancing my property in Cramlington, does my lawyer have to be on the Principality Solicitor panel?
There is nothing to stop you using your solicitor, but Principality will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
A colleague pointed out to me me that in purchasing a property in Cramlington there could be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?
We are aware of a number of properties in Cramlington which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Cramlington should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Cramlington solicitor on the HSBC panel to discharge 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
After shopping around on the internet I have found a Cramlington lawyer having made sure that they are on the Clydesdale conveyancing panel. Does my lawyer arrange the survey of the property?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Cramlington postcode. As you are getting a mortgage with Clydesdale, you could contact them to see if they have a list of approved surveyors in Cramlington.
Have purchased a a detached house in Cramlington , What is the estimated time for the Land Registry to register the transfer to my name? My Cramlington conveyancing solicitor works at snail pace, so I want to be certain that my ownership is registered.
There is nothing unique about conveyancing in Cramlington registration formalities. As opposed to being determined by geographic area, timeframes can vary subject to who lodges the application, whether there are errors and whether the Land registry communicate with any third persons or bodies. At present roughly three quarters of submission are fully addressed in less than three weeks but occasionally there can be protracted hold-ups. Registration is effected after the buyer is living at the premises thus 'speed' is not usually top priority but where it is urgent that the the registration takes place urgently then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.
I was recommended by a few property agents in Cramlington to select a property lawyer on your site. What’s the financial inducement for Estate Agents to market your services ahead of another?
We don’t offer any financial incentive for sending work to this site. We found it would be just too difficult to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
In my capacity as executor for the estate of my father I am selling a residence in Neath but reside in Cramlington. My solicitor (who is 250 miles awayneeds me to sign a stat dec prior to the transaction finalising. Can you recommend a conveyancing practitioner in Cramlington who can attest and place their company stamp on the document?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are located in Cramlington