Finally the sale completed on my house in Swiss Cottage last July yet the purchaser is e-mailing every few hours to say her solicitor needs to hear from mine. What are the post completion sale legalities following completion?
Following your disposal your solicitor is obliged to send the transfer documentation and all additional paperwork to the buyer’s lawyers. If applicable, your conveyancer should also confirm that the legal charge in favour of the lender has been redeemed to the purchasers lawyers. There are no post completion tasks just for conveyancing in Swiss Cottage.
I am planning to acquire a house and need a conveyancing solicitor in Swiss Cottage who is on the Barclays approved. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Barclays in certain locations such as Swiss Cottage. We dont recommend any particular firm.
If you had a top tip for choosing a conveyancing solicitor in Swiss Cottage what would it be?
Do not opt for the lowest Swiss Cottage conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
I recently had an offer accepted on a house in Swiss Cottage. My financial adviser pressured me to appoint their solicitor. I paid an on account payment of £150. A couple of days later, the conveyancer called me sheepishly admitting that they were not on the Skipton 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 Skipton 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 am selling my flat. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, UBS are being problematic. The Swiss Cottage solicitor who is on the UBS conveyancing panel is recommending indemnity insurance as a solution but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
The deeds to my house are lost. The lawyers who dealt with the conveyancing in Swiss Cottage 10 years ago have long since closed. What are my next steps?
As long as the title is registered the details of your proprietorship will be retained by the Land Registry with a Title Number. It is easy to execute a search at the Land Registry, find your property and obtain current copies of the Registered Entries for a small fee. Where the property is Leasehold then the Land Registry will usually hold a file duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.
About to purchase a new build flat in Swiss Cottage. 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 legal work.
Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Swiss Cottage
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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 surveyor 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. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Swiss Cottage is where the house is located. Is there any advice you can impart?
Flying freeholds in Swiss Cottage are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Swiss Cottage you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Swiss Cottage may ascertain 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 residence.