Completed the sale of my flat in Shipley last May yet the purchaser is calling me to moan that his conveyancer is waiting to hear from myconveyancer. What are the post completion sale legalities following completion?
After completion of your house sale your lawyer is committed to forward the transfer deeds and all additional paperwork to the buyer’s lawyers. If applicable, your solicitor should also send confirmation that the home loan has been repaid to the purchasers lawyers. There are no post completion requirements peculiar conveyancing in Shipley.
I am helping my step-mother sell her flat in Shipley. Does the conveyancing solicitor order the EPC or do I organise this?
After the abolition of HIPs, energy performance certificates was maintained a compulsory element of moving house. An EPC must be commissioned prior to the property being placed on the market. This is not something that solicitors normally organise. If you are using a Shipley conveyancing practitioner they might help arrange EPC’s given their relationships with reputable Shipley assessors
Last month we had a mortgage agreed in principle with RBS. Shipley conveyancing lawyers have been appointed. How long does it take for RBS to forward the offer to the conveyancing practitioner?
There is no definitive answer here. Have RBS done the survey? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Shipley bank branch on numerous occasions and was reassured it wasn't an issue and they will lend. My Shipley conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your lawyer has to comply with the Council of Mortgage Lenders’ Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 have been told that property searches are a common cause of obstruction in Shipley house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances during the legal transfer of property. Local searches are not likely to be the root cause of slowing down conveyancing in Shipley.
five months have gone by since my purchase conveyancing in Shipley completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Just had an offer accepted on a new build apartment in Shipley. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Shipley
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please confirm the Lease plans are architect prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I have been sourcing a conveyancing solicitor in Shipley for my remortgage. Is it possible to review a solicitor's complaints history with the profession’s regulator?
Members of the public can find presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find information Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator may recorded call for training purposes.