Completed the sale of my flat in Shotley Bridge last May yet the purchaser is texting me complaining that their lawyer needs to hear from mysolicitor. What are the post completion sale legalities following completion?
Post completion of your house sale your conveyancer is duty bound to deliver the transfer documentation and all of the paperwork to the buyer’s lawyers. Where appropriate, your lawyer must also evidence that the mortgage has been discharged to the purchasers lawyers. There are no post completion requirements specific conveyancing in Shotley Bridge.
After researching mumsnet.com for an online lawyer in Shotley Bridge, most comment that I must use a CQS accredited lawyer. Can you explain what CQS is?
Shotley Bridge Conveyancing Quality Scheme solicitors have been granted accreditation by the law Society The Law Society established CQS to promote high standards in the home legal process. CQS enables home movers to identify practices that provide a quality residential conveyancing. Shotley Bridge is one of the many areas in England and Wales in which CQS are located. The scheme requires solicitors to undergo a strict assessment, compulsory training, self-reporting, random audits and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Building Societies Association.
We are close to exchanging contracts on the sale of our property in Shotley Bridge and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the purchasers used a web based conveyancing outfit as opposed to a conveyancing solicitor in Shotley Bridge. We have lived in Shotley Bridge for many years we know of no issue. Should we contact our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
My wife and I purchased a semi-detached Edwardian property in Shotley Bridge. Conveyancing practitioner acted for me and The Mortgage Works. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Shotley Bridge and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing lawyer who conducted the purchase.
I am purchasing a new build house in Shotley Bridge with the aid of help to buy. The builders would not budge the price so I negotiated £7000 of additionals instead. The property agent advised me not reveal to my conveyancer about this deal as it may jeopardize my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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 have been pointed in your direction by numerous property agents in Shotley Bridge to select a conveyancer using your seach tool. What’s the financial inducement for Estate Agents to offer your site rather than alternative conveyancing organisations?
We refuse to offer any financial incentive for pointing buyers and sellers our way. We found it would be just too difficult to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.