Completed the sale of my flat in Shenstone last August yet the purchaser is Skype messaging me complaining that their solicitor is waiting to hear from mine. What are the post completion sale legalities now that I have sold?
Post completion of your sale your lawyer should forward the transfer deeds and all additional paperwork to the purchaser's lawyers. If applicable, your solicitor should also send confirmation that the mortgage has been paid off to the purchasers conveyancers. There is unlikely to be post completion formalities specific conveyancing in Shenstone.
My aunt passed away last year and as sole heir and executor I was left the property in Shenstone. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then Virgin Money will insist on your using a conveyancer on the Virgin Money conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Virgin Money conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Virgin Money mortgage is registered as a charge at the Land Registry.
Various internet forums that I have come across warn that are the main cause of hinderance in Shenstone house deals. Is this right?
The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances in the conveyancing process. Searches are unlikely to feature in any holding up conveyancing in Shenstone.
I am buying a new build house in Shenstone with the aid of help to buy. The sellers refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not to tell my conveyancer about this extras as it would adversely affect my mortgage with the lender. Should I keep quiet?.
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.
I am thinking of appointing a conveyancing practitioner in Shenstone for my house move. Is there any facility to see a firm’s complaints history with the profession’s regulator?
One may find published Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Visit Check a solicitor's record. For records Pre 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA may monitor call for training purposes.
Our solicitor in Shenstone has informed me that he requires ID documents saying that this is part of his requirements as a conveyancer on the bank Solicitor panel. This is news to me - can I refuse?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not unique to conveyancing in Shenstone