Finally the sale completed on my house in Old Swan last July but the buyer keeps Skype messaging every few hours to say her lawyer is waiting to hear from mine. What should have happened following completion?
After completion of your sale your lawyer is committed to forward the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. Where relevant, your conveyancer should also evidence that the home loan has been discharged to the buyers solicitors. There is unlikely to be post completion steps peculiar conveyancing in Old Swan.
My bid for a property was accepted at auction in Old Swan. Conveyancing is needed. What happens now?
Given that you have now legally committed yourself to purchase you will need to choose a conveyancing lawyer as a matter of priority as you will have a tight a drop dead date to complete the transaction. Every auction property will ordinarily have a corresponding auction pack. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the auction papers may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You need to hand this to the conveyancer instructed by you ASAP. You also need to ensure that that you have the requisite funding organised to complete the transaction on the set completion date.
Last month we had a mortgage agreed in principle with Nottingham. Old Swan conveyancing lawyers were instructed. What is the average time that one could expect to receive a mortgage offer from Nottingham?
There is no definitive answer here. Have Nottingham done the survey? Have you informed Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am due to exchange contracts on my flat. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nottingham are being problematic. The Old Swan solicitor who is on the Nottingham conveyancing panel is recommending indemnity insurance as a solution but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I'm buying a new build house in Old Swan with a mortgage from Britannia. The builders would not move on the price so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not to tell my conveyancer about the extras as it could put at risk my mortgage with Britannia. 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 house in Old Swan prior to appointing conveyancers. I have been informed that there is a flying freehold overhang to the house. Our surveyor advised that some banks tend not grant a mortgage on this type of house.
It depends who your proposed lender is. HSBC has different requirements for example to Nationwide. If you contact us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Old Swan. Conveyancing may be slightly more expensive based on your lender's requirements.
We're FTB’s - had an offer accepted, but the property agent told us that the vendor will only issue a contract if we instruct the agent's recommended conveyancers as they need a ‘quick sale’. We would rather use a high street conveyancer with experience of conveyancing in Old Swan
It is improbable the sellers are driving this. Should the seller desire ‘a quick sale', alienating a motivated purchaser is counter productive. Speak to the owners direct and explain that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)but you are going to use your own,trusted Old Swan conveyancing firm - as opposed tothose that will give the estate agent a introducer fee or meet his conveyancing figures pre-set by head office.
We have been told by numerous friends that it may take up to two months for Old Swan conveyancing to complete.This was 3 ago. The property information was only received from the vendors lawyer yesterday so now does it countdown?
You should be realistic about timing. Moving home in Old Swan usually takes about two months. This timeframe is not because conveyancing practitioner are slow and willfully delay matters. The amount of money involved in buying any residence is so high, the buyer’s conveyancing practitioner needing to raise a wide range of questions, searches and supplemental checks to protect the buyer and their mortgage company (if there is to be a mortgage) from expensive, avoidable problems. These investigations involves obtaining information from a range of different parties, for example other conveyancing practitioner, local councils, private companies, mortgage companies. Many of these are well organised. Others are not. It is worth noting that, it doesn't matter how quickly your lawyer do their work, if the people you are purchasing from or are selling to aren't ready, nothing can go ahead until they are up to speed.