Finally the sale completed on my house in Lymm last July yet the purchaser is texting me complaining that his conveyancer needs to hear from mylawyer. What should my lawyer have done following completion?
Following your disposal your lawyer should forward the transfer documentation and all additional paperwork to the purchaser's conveyancer. Where relevant, your conveyancer must also confirm that the mortgage has been redeemed to the purchasers conveyancers. There is unlikely to be post completion tasks unique to conveyancing in Lymm.
The Lymm conveyancing firm that I appointed last week on my purchase in Lymm have suddenly shut down. They were on acting for me because I needed a firm on the Nottingham conveyancing panel and my family Lymm lawyer was not. I paid them money in advance. What are my options?
If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Nottingham conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
It has been three months since my purchase conveyancing in Lymm completed. 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 premises 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.
How does conveyancing in Lymm differ for newly converted properties?
Most buyers of new build residence in Lymm come to us having been asked by the seller to sign contracts and commit to the purchase even before the premises is ready to move into. This is because builders in Lymm usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Lymm or who has acted in the same development.
I'm remortgaging my current house to a buy to let loan with National Westminster Bank and intend to use the remaining equity as a down payment on a second property. The neighborhood we are talking about is Lymm. Will your conveyancers be able to act for the two banks and tie in the two deals?
Do use our comparison tool on this site to be sure that the conveyancers are approved by both banks. On the basis that they are the lawyer should be able to tie up the two transactions but you should have a chat with you lawyer and make apparent your expectations and needs.
Our financial adviser has recommended their conveyancing practitioner for our conveyancing in Lymm - won’t it be advisable to just instruct them?
You need to establish if the estate agent is recommending a conveyancing practitioner or introducing to a conveyancer. There are plenty of Lymm estate agents who recommend two or three Lymm conveyancing firms purely based on those lawyers offering a great service.