Having sold my house in Flackwell Heath last April but my buyer keeps whats apping daily to moan that her conveyancer is waiting to hear from mine. What should my lawyer have done now that I have sold?
Following your sale your conveyancer is obliged to deliver the transfer documentation and all supplemental paperwork to the buyer’s solicitors. Where relevant, your lawyer must also send confirmation that the legal charge in favour of the lender has been repaid to the purchasers solicitors. There is unlikely to be post completion requirements unique to conveyancing in Flackwell Heath.
We wanted to use a conveyancing solicitor in Flackwell Heath for our house purchase. Our broker has since advised us that our mortgage company Coventry Building Society won't deal with them. Surely this is unfair competition?
Banks on the whole imposes restrictions either the type or the volume of conveyancing practices on their approved list of lawyers. Typical examples of such criteria being that a law practice must not be a sole practitioner. In addition to restricting the type of firm, some have limited the amount of solicitor practices they use to represent them. Be aware that Coventry Building Society have no responsibility for the quality of advice provided by any member of Coventry Building Society Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels since 2008 even though there remains differing views about the extent of solicitor engagement in some of that fraud. Figures from the Land Registry reveal that thousands of law firms, including some in or near Flackwell Heath only carry out very few conveyances a year.
Is there a list of Principality panel solicitors in Flackwell Heath on the Building Society Association’s Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few mortgage companies make their panel listings visible online. Where you are in need of a Flackwell Heath property lawyer on the Principality please make the most of our facility.
I have decided to exercise my right to buy my property in Flackwell Heath off the council. I have a mortgage agreed with Nationwide. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
After months of negotiation I have agreed a price on a house in Flackwell Heath. My mortgage broker suggested a solicitor. I paid an advanced payment of £225. Soon after, the solicitor called me to say that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My wife and I purchased a renovated Edwardian house in Flackwell Heath. Conveyancing solicitor represented me and Santander. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold under the exact same address. I'd like to know for sure, how can I find out??
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 Flackwell Heath and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with the conveyancing lawyer who carried out the work.
Do I need to be concerned by estate agents that I am dealing with are recommending a factory type conveyancing firm rather than a local Flackwell Heath conveyancing company?
As with many service providers, often input from family and friends can be very helpful. Yet there are many people with a keen interest in a conveyancing deal; estate agents, financial adviser and banks might all put forward solicitors to select. Sometimes these conveyancers might be known to one of the organisations as experts in their field, but sometimes there is an underlying financial incentive behind the recommendation. You are at liberty to appoint your own lawyer. Don't forget that some mortgage providers specify a panel list of conveyancers you are obliged to use for the lender aspect of your transaction.
My lawyers in Flackwell Heath have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with the bank. Is it case that being on the lender conveyancing panel they need to have retained the file for a number of years?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.