Having sold my house in Solva last August but our buyer keeps SMS messaging every few hours to moan that their solicitor needs to hear from mine. What should have happened following completion?
After completion of your sale your lawyer should deliver the transfer deeds and all supplemental paperwork to the purchaser's solicitors. Depending on the transaction, your solicitor must also send confirmation that the home loan has been paid off to the purchasers conveyancers. There is unlikely to be post completion formalities just for conveyancing in Solva.
I'm the single recipient of my late mum's estate with all property in now in my sole name, including the house in Solva. The Solva property was put into my name in December. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship may be regarded the same way as though I had purchased the house in December. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. many mortgage companies would take a practical view as this provision is chiefly there to pick up on subsales or the flipping of properties.
We have agreed to purchase a house in Solva. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Co-operative be concerned?
Given that your lender is Co-operative your lawyer must check the formal instructions outlined in Part two of UK Finance Lenders’ Handbook for Co-operative. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Co-operative where a lease fails to meet these provisions. The provisions relate to the installation of panels on properties countrywide and is not limited to Solva.
After months of negotiation I have agreed a price on a house in Solva. My financial adviser suggested a conveyancing practitioner. I paid an on account payment of £225. A few days later, the lawyer contacted me to say that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I own a renovated Georgian house in Solva. Conveyancing practitioner represented me and Platform Home Loans Ltd. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You should 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 Solva and other areas of 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 mortgage companies. You can also enquire as to the position with your conveyancing solicitor who completed the work.
How does conveyancing in Solva differ for newly converted properties?
Most buyers of new build property in Solva contact us having been asked by the builder to sign contracts and commit to the purchase even before the residence is finished. This is because new home sellers in Solva typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Solva or who has acted in the same development.
I decided to have a survey done on a property in Solva before instructing conveyancers. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies tend refuse to grant a mortgage on this type of home.
It varies from the lender to lender. Lloyds has different instructions from Halifax. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Solva. Conveyancing will be smoother if you use a solicitor in Solva especially if they are accustomed to such properties in Solva.
I am using a search engine for the phrase on line conveyancing in Solva it shows results of many conveyancersin the area. How do I determine which is the right solicitor for my move?
The ideal method of seeking the right conveyancer is through a trusted referral, so enquire of colleagues and family who have bought a property in Solva or a respected estate agent or financial adviser. Costs for conveyancing in Solva vary, so it's sensible to request a minimum of four fee calculations from different conveyancers. Make sure that you clarify what costs in the quote includes.