Completed the sale of my flat in Symonds Yat last April yet the purchaser is Skype messaging daily to moan that their conveyancer needs to hear from mine. What are the post completion sale legalities now that I have sold?
Following your sale your conveyancer should send the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. Depending on the transaction, your conveyancer must also confirm that the mortgage has been repaid to the purchasers solicitors. There are no post completion procedures unique to conveyancing in Symonds Yat.
I am considering applying for a Principality mortgage for purchase of a new build (under development) in Symonds Yat with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Principality ?
In theory, you could use a solicitor that is not on the Principality conveyancing panel, but Principality would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
I am helping my aunt sell her house in Symonds Yat. Does the conveyancer commission an energy performance certificate or should I organise this?
Following the abolition of Home Packs, energy assessments was left as a mandatory part of moving house. An EPC needs to be to hand prior to the property being placed on the market. This is not a task that conveyancers normally organise. Where you are instructing a Symonds Yat conveyancing lawyer they might be willing to arrange energy assessments due to their relationships with reputable local assessors
I have decided to exercise my right to buy my property in Symonds Yat off the council. I have a mortgage offer with Skipton. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
I am due to exchange contracts on my house. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being a right pain. The Symonds Yat solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
My partner and I are selling our property in Symonds Yat and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A high street Symonds Yat lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a factory type conveyancing outfit as opposed to a conveyancing solicitor in Symonds Yat. Having lived in Symonds Yat for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek clarification that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You must enquire of 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)
I have recentlybecome aware that Arc property Solicitors have been shut down. They carried out my conveyancing in Symonds Yat for a purchase of a leasehold apartment 18 months ago. How can I establish that my home is not still registered in the name of the previous owner?
The easiest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Symonds Yat conveyancing specialists.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Symonds Yat is the location of the property. Can you shed any light on this issue?
Flying freeholds in Symonds Yat are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Symonds Yat you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Symonds Yat may determine 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.