Finally the sale completed on my house in Moreton last December yet the purchaser is calling every few hours complaining that their lawyer is waiting to hear from mine. What should my lawyer have done now that I have sold?
Post completion of your house sale your lawyer is obliged to send the transfer documentation and all additional paperwork to the purchaser's conveyancer. If applicable, your solicitor must also evidence that the mortgage has been repaid to the purchasers lawyers. There are no post completion formalities unique to conveyancing in Moreton.
A relative advised me that in purchasing a property in Moreton there could be a number of restrictions prohibiting external alterations to a property. Is this right?
We are aware of a number of properties in Moreton which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Moreton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I'm the single recipient of my late grandmother’s estate and I have everything in my name alone, including the house in Moreton. The Moreton property was put into my name in January. I want to move. I understand that there is a CML six month 'rule', meaning my proprietorship could be regarded the same way as if I'd bought the house in January. Is the property unsalable for six months?
The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How sensible a view banks take of it, depend on the lender as this provision primarily exists to capture subsales or the flipping of property.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Moreton solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC 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 property lawyer 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 Moreton postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Moreton.
Will our conveyancer be raising questions about flooding as part of the conveyancing in Moreton.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Moreton. There are those who purchase a property in Moreton, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Conveyancers are not qualified to give advice on flood risk, but there are a number of searches that may be initiated by the buyer or by their conveyancers which will figure out the risks in Moreton. The standard completed inquiry forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard question of the seller to determine whether the premises has suffered from flooding. If flooding has previously occurred and is not revealed by the seller, then a buyer may commence a claim for damages as a result of such an misleading reply. A purchaser’s conveyancers may also carry out an environmental search. This should disclose whether there is any known flood risk. If so, additional investigations should be initiated.
Taking into account that I will soon part with over three hundred thousand on a terraced house in Moreton I wish to talk to a lawyer about myhouse move prior to appointing the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the lawyer due to be carrying out your conveyancing in Moreton.There is no ‘factory style conveyancing’ - every client is an important individual, not a matter reference. The law firms that we put you in touch with believe that the figure you are provided with for your conveyancing in Moreton should be the amount on the final invoice that you end up paying.
My partner has recommend that I use his conveyancers in Moreton. Do I follow his guidance?
There are no two ways about it it’s preferable to find a conveyancing solicitor is to have guidance from friends or relatives who have used the solicitor you're are thinking of instructing.
My parents cant seem to find their Moreton land registry title on the website. They recall that 48 years ago when they purchased the house there were complications with the post code not being recognised in some systems.
Almost all premises in Moreton should show up. Have you endevoured to search with just the postcode. Normally it should disclose all the houses and flats within the postcode. Assuming the property is recorded it will show up with a title number. Where they bought back in the 60’s it's conceivable it may be unrecorded. The property may still be revealed but with the title number shown 'na'. In this scenario you will need to find the original title deeds which may be with your parent’s mortgage company.