Finally the sale completed on my house in Swavesey last August but my buyer keeps telephoning me complaining that her solicitor needs to hear from mine. What should my lawyer have done now that I have sold?
Post completion of your house sale your solicitor is duty bound to forward the transfer deeds and all of the paperwork to the buyer’s lawyers. Depending on the transaction, your lawyer must also evidence that the home loan has been paid off to the buyers conveyancers. There is unlikely to be post completion requirements peculiar conveyancing in Swavesey.
I am the sole beneficiary of my late grandmother’s will and I have everything in my name alone, including the house in Swavesey. Conveyancing formalities meant that the Land Registry date was in February. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership may be regarded the same way as if I'd bought the property in February. Do I have to wait half a year to sell?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. Most lenders would take a practical view as this obligation principally exists to pick up on subsales or the wholesaling and assigning of properties.
Is there a list of Principality panel conveyancers in Swavesey on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few banks make their panel listings open the public on the web. Where you are in need of a Swavesey conveyancing practitioner on the Principality please use our tool.
We had selected conveyancing lawyers with offices in Swavesey on the Co-operative solicitor approved list. They have just invoiced me a further sum for handling the Co-operative mortgage. Is this an additional conveyancing fee set by Co-operative?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your property lawyer can charge a fee for this. The charge is not set by Co-operative but by your Swavesey solicitor. Plenty of firms on the Co-operative panel will levy an ‘acting for lender’ fee but many firms include it on their overall fee.
Me and my brother have a terraced Edwardian property in Swavesey. Conveyancing solicitor represented me and Yorkshire Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold under the matching address. Is it worth asking Yorkshire Building Society to clarify?
You need to read 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Swavesey 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 buyers. You can also enquire as to the situation with your conveyancing practitioner who carried out the work.
I'm buying my first flat in Swavesey benefiting from help to buy. The sellers would not move on the price so I negotiated five thousand pounds worth of additionals instead. The property agent told me not to tell my lawyer about the extras as it could affect my loan with the bank. Do I keep my lawyer in the dark?.
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.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a simple, chain free conveyancing. Swavesey is the location of the property. What do you suggest?
Flying freeholds in Swavesey are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Swavesey you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Swavesey may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
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