Finally the sale completed on my house in Datchet last October yet the purchaser is SMS messaging every few hours complaining that their conveyancer is waiting to hear from myconveyancer. What are the post completion sale legalities following completion?
Post completion of your house sale your lawyer should forward the transfer documentation and all additional paperwork to the purchaser's lawyers. Depending on the transaction, your solicitor must also evidence that the home loan has been repaid to the buyers conveyancers. There is unlikely to be post completion steps just for conveyancing in Datchet.
I have paid off my mortgage with Coventry BS. I assume I don't need a Datchet conveyancing practitioner on the Coventry BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in Datchet. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am due to exchange contracts on my house. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, HSBC are being problematic. The Datchet solicitor who is on the HSBC conveyancing panel is happy to accept ‘lack of building regulation’ insurance but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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.
2 months have elapsed since my purchase conveyancing in Datchet concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
As co-executor for the estate of my aunt I am selling a residence in Monmouth but I am based in Datchet. My lawyer (approximately 250 miles from merequires that I execute a statutory declaration prior to completion. Could you suggest a conveyancing lawyer in Datchet to witness and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are located in Datchet
Last July I purchased a leasehold house in Datchet. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Datchet Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to buying
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How long is the Lease? On the whole the cost for major works are not built into the maintenance charges, albeit that a few managing agents in Datchet ask tenants to pay into a sinking fund created for the specific intention of building a fund for larger repairs or maintenance. Can you inform me if there are any major works in the planning that will likely increase the service charges?
How up-to-date is your search tool for the bank conveyancing panel in Datchet? Do the lenders send you an updated list?
Datchet firms and firms conducting conveyancing in Datchet themselves provide us confirmation that they are on the bank conveyancing panel as opposed to being supplied with a list from the lender directly.