Completed the sale of my flat in Rugby last April yet the purchaser is telephoning me to say their solicitor is waiting to hear from mine. What are the post completion sale legalities now that I have sold?
After completion of your sale your conveyancer is obliged to forward the transfer documentation and all of the paperwork to the purchaser's solicitors. Where relevant, your conveyancer should also confirm that the legal charge in favour of the lender has been discharged to the purchasers conveyancers. There are no post completion requirements specific conveyancing in Rugby.
The Rugby conveyancing solicitors that I recently instructed on my house acquisition in Rugby have suddenly closed. I only went with them because I needed a solicitor on the Bank of Ireland conveyancing panel and my previous Rugby lawyer was not. I gave my credit card details for them to take £195 for searches. What are my options?
If you have an estate agent involved then let them know immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Bank of Ireland 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 help.
A friend pointed out to me me that in buying a property in Rugby there may be various restrictions limiting what one can do in terms of external alterations to a property. Is this right?
There are a number of properties in Rugby which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Rugby should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
The formalities of my purchase has taken place for my property in Rugby. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I can not work out if my bank requires a lease extension. I have called my Rugby building society branch on a couple of occasions and was told it does not impact the mortgage offer and they will lend. My Rugby conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they would not lend in accordance with their specific requirements. Who do I believe?
The solicitor has to follow the CML Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I note that there are debates on Chancel Insurance on online forums. Am I compelled to take this when acquiring a property in Rugby? or I am told that there is an ancient law that could mean that homeowners living in a parish church boundary may be liable to contribute towards repairs to the chancel in proximity to the church. Is this suitable for conveyancing in Rugby?
Unless a previous acquisition of the house completed after 12 October 2013 you could expect conveyancing practitioners conducting conveyancing in Rugby to continue to advocate a chancel search and or insurance against a claim.
I opted to have a survey completed on a property in Rugby in advance of appointing lawyers. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies will refuse to issue a mortgage on a flying freehold home.
It varies from the lender to lender. HSBC has different instructions from Birmingham Midshires. If you e-mail us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Rugby. Conveyancing will be smoother if you use a solicitor in Rugby especially if they are acquainted with such properties in Rugby.
My business partner and I are intending to take over a lease of a shop on a shopping parade. Can you recommend lawyers offering no-sale-no fees for non-domestic conveyancing in Rugby for below £2000?
We can recommend firms who have specialist knowledge of commercial conveyancing in Rugby, including the disposal and acquisition of businesses as well as simply premises. If you are intending to acquire or dispose of a shop, pub, restaurant, office, retail premises or a whole business we can find you the right solicitor. As for the costs this will depend on the structure and heads of terms of the proposed transaction. Please provide us with your details or telephone so as to enable us to furnish you with a detailed commercial conveyancing quote.