Having sold my house in St Annes Park last December but our buyer keeps whats apping me to say his solicitor is waiting to hear from mine. What are the post completion sale formalities now that I have sold?
After completion of your sale your solicitor should forward the transfer deeds and all additional paperwork to the purchaser's conveyancer. Where appropriate, your conveyancer should also evidence that the home loan has been repaid to the purchasers solicitors. There are no post completion procedures specific conveyancing in St Annes Park.
I am purchasing a terrace house in St Annes Park. Our aim is to carry out a loft conversion at the house.Will the conveyancing process involve investigations to ascertain if these works are prohibited?
Your conveyancer should check the registered title as conveyancing in St Annes Park can occasionally reveal restrictions in the title deeds which prevent categories of works or require the permission of another owner. Certain extensions call for local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these things with a surveyor ahead of any purchase.
Is it the case that all St Annes Park CQS (Conveyancing Quality Scheme) solicitors are on the Principality conveyancing list of approved firms?
A selection of banks and building societies now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
It is unclear whether my bank requires a lease extension. I have called into my local St Annes Park building society branch on numerous occasions and was told they are content with the situation and they would lend. My St Annes Park conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they will not lend based on their published requirements. Who do I believe?
Your conveyancer must follow the CML Handbook Part 2 requirements 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 am downsizing from our property in St Annes Park and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using a nationwide conveyancing practice rather than a conveyancing solicitor in St Annes Park. Having lived in St Annes Park for six years we know of no issue. Is it a good idea to contact our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may 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 health insurance to cover that same sickness)
It has been three months following my purchase conveyancing in St Annes Park completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. 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.
Due to the guidance of my in-laws I had a survey completed on a house in St Annes Park prior to instructing solicitors. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies may not grant a loan on such a property.
It depends who your proposed lender is. HSBC has different requirements from Nationwide. If you contact us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in St Annes Park. Conveyancing may be slightly more expensive based on your lender's requirements.
We are a fortnight into a freehold purchase having been referred to conveyancers by the selling agent to carry out the conveyancing in St Annes Park. I am am extremely disappointed with the quality of service. Can you help me find new solicitors?
A solicitor would need to be very bad in order to consider replacing them. Has the loan offer been sent? If so you need to inform them of the replacement solicitor and get the offer are re-sent. Your conveyancer should be on the lenders panel to avoid supplemental costs and complications. That should be your first question of the new lawyers. Our find a solicitor tool should assist you in finding a bank approved conveyancer for your home move in St Annes Park