Having sold my house in Harefield last October but the buyer keeps whats apping daily to say her lawyer is waiting to hear from myconveyancer. What are the post completion sale formalities following completion?
Post completion of your disposal your solicitor should forward the transfer deeds and all supplemental paperwork to the purchaser's lawyers. Depending on the transaction, your solicitor must also send confirmation that the legal charge in favour of the lender has been discharged to the purchasers solicitors. There are no post completion tasks unique to conveyancing in Harefield.
My brother-in-law has suggested I instruct a conveyancing solicitor in Harefield. I I am struggling to find out if they are accepted on the Nottingham Building Society approved list of lawyers. Can you or the lender confirm if they are on the panel?
The first thing you should do is phone the conveyancer and ask them if they are on the lender panel. Alternatively you can get in touch with Nottingham Building Society who may be able to assist.
Is it correct that all Harefield CQS (Conveyancing Quality Scheme) solicitors are on the Principality conveyancing panel?
Some major banks and building societies now use the accreditation scheme as the starting 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 solicitors wishing to join their approved list of conveyancing solicitors.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Harefield solicitor on the UBS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Harefield building society branch on numerous occasions and was told it wasn't a problem and they would lend. My Harefield conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the lawyer is on the lender approved list, they must follow the Council of Mortgage Lenders’ Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am buying a property and the conveyancer has referenced Chancel Repair to which the property could be obligated to pay given it’s proximity to the area of such a church. He has suggested insurance. Is this really appropriate for conveyancing in Harefield
Unless a previous purchase of the house completed after 12 October 2013 you could assume that solicitors delivering conveyancing in Harefield to continue to suggest a chancel search and or chancel repair liability policy.
The estate agent has sent us the confirmation of our purchase of a new build flat in Harefield. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Harefield
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are architect prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
We're new on the property ladder - agreed a price, but the agent informed us that the seller will only go ahead if we instruct their chosen solicitors as they need an ‘expedited deal’. Our preferred option is to instruct a family conveyancer with experience of conveyancing in Harefield
We suspect that the owner is unaware of this request. If they desire ‘a quick sale', alienating a genuine buyer is counter productive. Bypass the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you are going to instruct your own,trusted Harefield conveyancing firm - not the ones that will provide their negotiator at the agency a referral fee or hit his conveyancing figures pre-set by corporate headquarters.