Completed the sale of my flat in Forest of Dean last September yet the purchaser is e-mailing daily to moan that their lawyer is waiting to hear from mine. What are the post completion sale formalities following completion?
Following your disposal your solicitor should forward the transfer deeds and all of the paperwork to the buyer’s conveyancer. Where relevant, your conveyancer should also confirm that the mortgage has been discharged to the purchasers lawyers. There are no post completion formalities specific conveyancing in Forest of Dean.
Forgive me if this question is silly but I am new to the process as a 1st time buyer of a garden flat in Forest of Dean. Do I collect the keys to the property on the completion date from my lawyer? If so, I will find a High Street conveyancing solicitor in Forest of Dean?
On the day of completion you do not need to attend the conveyancers office in Forest of Dean. Your solicitors will electronically transfer the completion advance to the owner’s solicitors, and shortly after the monies have arrived, you should be able to receive the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
We had selected solicitors based in Forest of Dean on the Santander solicitor panel. They are now charging me a supplemental charge for dealing with the Santander mortgage. Is this an additional conveyancing fee specified by Santander?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your conveyancing practitioner can charge a fee for this. The fee is not set by Santander but by your Forest of Dean conveyancing practitioner. Some firms on the Santander panel will charge an ‘acting for lender’ fee but plenty of practices include it on their overall fee.
My wife and I are at the point of viewing flats in Forest of Dean and I am about to put in an offer. Should I already have a property lawyer in place at this point? I will be getting a home loan with Aldermore.
It would be prudent to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are obtaining a mortgage with Aldermore, make sure you remember to check that your lawyer is on the Aldermore conveyancing panel.
I purchased a terraced Victorian property in Forest of Dean. Conveyancing lawyer acted for me and Bank of Ireland. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the exact same property. I'd like to know for sure, how can I find out??
You should review 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 Forest of Dean 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 mortgage companies. You can also enquire as to the situation with your conveyancing practitioner who conducted the purchase.
I am buying my first flat in Forest of Dean with a mortgage from Yorkshire Building Society. The sellers would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not inform my lawyer about this side-deal as it will put at risk my mortgage with Yorkshire Building Society. Do I keep my lawyer in the dark?.
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 encouragement of my in-laws I had a survey completed on a property in Forest of Dean in advance of appointing conveyancers. I have been advised that there is a flying freehold element to the property. The surveyor advised that some mortgage companies will refuse to give a loan on a flying freehold home.
It depends who your proposed lender is. Santander has different requirements for example to Nationwide. If you call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Forest of Dean. Conveyancing may be slightly more expensive based on your lender's requirements.
I'm converting the mortgage on my primary property to a buy to let mortgage with The Mortgage Works and I will use the rest of the raised equity as a deposit on another house. The location we are interested in is Forest of Dean. Will your conveyancers be able to act for both sets of lenders and link together the conveyances?
Do use our search tool on this site to ensure that the lawyers are approved by both banks. Assuming that they are the solicitor will be able to connect the two transactions but you should talk with you solicitor and make apparent your desired outcome and requirements.