Completed the sale of my flat in Lake last August but my buyer keeps e-mailing me to say his solicitor is waiting to hear from mine. What are the post completion sale legalities now that I have sold?
Following your sale your conveyancer is committed to send the transfer documentation and all of the paperwork to the buyer’s conveyancer. Depending on the transaction, your conveyancer must also send confirmation that the mortgage has been discharged to the buyers solicitors. There are no post completion procedures unique to conveyancing in Lake.
Is it correct that all Lake CQS (Conveyancing Quality Scheme) solicitors are on the Nationwide conveyancing panel?
It is true that some lenders now use CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
Completion of my purchase has taken place for my property in Lake. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I have instructed a Lake lawyer having checked that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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 solicitor 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 Lake postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Lake.
four months have elapsed since my purchase conveyancing in Lake concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. 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 property 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.
Due to the encouragement of my in-laws I had a survey completed on a house in Lake before appointing conveyancers. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some lenders tend not grant a loan on such a premises.
It depends who your proposed lender is. Lloyds has different instructions from Halifax. Should you wish to telephone us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Lake. Conveyancing may be slightly more expensive based on your lender's requirements.
My uncle has urged me to appoint his conveyancers in Lake. Do I follow his guidance?
No doubt it’s preferable to choose a conveyancing lawyer is to seek referrals from friends or relatives who have previously instructed the solicitor you're contemplating using.
I want to rent out my leasehold apartment in Lake. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Even though your previous Lake conveyancing lawyer is no longer around you can check your lease to check if you are permitted to let out the apartment. The accepted inference is that if the deeds are non-specific, subletting is permitted. There may be a precondition that you are obliged to seek permission via your landlord or other appropriate person prior to subletting. This means you not allowed to sublet without prior permission. Such consent should not be unreasonably refused ore delayed. If the lease prohibits you from subletting the property you should ask your landlord if they are willing to waive this restriction.
Lake Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying
-
The best form of lease structure is a share of the freehold. In this arrangement the lessees benefit from control and notwithstanding that a managing agent is frequently employed where the building is larger than a house conversion, the managing agent retained by the leaseholders. For most Lake leaseholds the outlay for major works tend not to be incorporated into the maintenance charges, albeit that some managing agents in Lake ask leasehold owners to contribute towards a reserve fund created for the specific intention of building a fund for larger works. Is the freehold owned collectively by the leaseholders?