Finally the sale completed on my house in Pershore last February yet the purchaser is whats apping me complaining that their solicitor is waiting to hear from mysolicitor. What should my lawyer have done now that I have sold?
Post completion of your house sale your solicitor is duty bound to deliver the transfer deeds and all of the paperwork to the purchaser's conveyancer. If applicable, your conveyancer should also send confirmation that the mortgage has been repaid to the purchasers conveyancers. There are no post completion requirements just for conveyancing in Pershore.
we are a couple who are buying a newly converted flat in Pershore with a residential mortgage from Leeds Building Society.We would like to retain our Pershore conveyancing solicitor but Leeds Building Society informed us his firm is not on their approved list of firms. We have to appoint a Leeds Building Society panel solicitor or retain our local solicitor and pay for a Leeds Building Society panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Leeds Building Society use our lawyer?
No, not really. The mortgage issued to you is subject to its terms and conditions, one of which will be that solicitors will be on the Leeds Building Society solicitor panel. in the past, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Leeds Building Society
Please help - my lawyer advises that lack of right of way insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Pershore?
The right level of lack of right of way indemnity insurance should be dictated by who your lender. It would differ for example between Yorkshire Building Society and Leeds Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Pershore property lawyer on the Principality panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Pershore solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS 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 Pershore postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Pershore.
I know that there are debates on Chancel Insurance on online forums. Do I need this when purchasing a residence in Pershore? or Apparently there is an ancient law that means some house owners residing in a parish church boundary will be compelled to pay for repairs towards the chancel in proximity to the church. Is this a legitimate concern for conveyancing in Pershore?
Unless a previous purchase of the house took place post 12 October 2013 you can take it that conveyancing practitioners handling conveyancing in Pershore to continue to suggest a chancel search and or insurance against a claim.
Are there any apps to help search for a Pershore law firm on the Bank of Scotland conveyancing panel? I have a car and am prepared to travel upto 10kilometers to meet the solicitor.
You can use the search on this website. Please choose the mortgage company and your location and you will see a number of Pershore conveyancing lawyers located nearest you. We have listed some Pershore conveyancing firms towards the end of this page and you can contact them to verify whether they are on the Bank of Scotland member panel
My wife and I have selected a Pershore conveyancing solicitor for our home move (novice purchasers) and have spotted in the terms and conditions that they are not governed by the FCA. Am I right to be concerned or is that standard with lawyer?
We can't see why they should be. Most lawyer don't lend money. They will be governed by the Solicitors Regulation Authority, who set strict conditions in place on monies held by them.