My partner and I are approaching an exchange on a house in The Hyde and my mum and dad have transferred the exchange deposit to my solicitor. I am now informed that as the deposit has been received from someone other than me my solicitor needs to disclose this to my lender. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the mortgage company concerning my parents' contribution when I applied for the home loan, so is it really appropriate for this now to delay the deal?
The lawyer is obliged to check with mortgage company to make sure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only disclose this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
Having sold my house in The Hyde last July but the buyer keeps telephoning every few hours to moan that her lawyer needs to hear from mine. What are the post completion sale legalities following completion?
Following your house sale your conveyancer should forward the transfer documentation and all supplemental paperwork to the buyer’s conveyancer. If applicable, your lawyer must also evidence that the home loan has been paid off to the buyers solicitors. There are no post completion steps just for conveyancing in The Hyde.
Can you clarify what the consequences are if my lawyer’s firm is suspended from the Principality Solicitor panel ahead of completing my conveyancing in The Hyde?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
When it comes to lenders such as Virgin Money, do The Hyde lawyers face an annual charge to be on the conveyancing panel?
We are unaware of any lender fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
I have decided to exercise my right to buy my property in The Hyde off the council. I have a mortgage offer with Skipton. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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.
Completion of my purchase has taken place for my property in The Hyde. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I have todaydiscovered that Wolstenholmes have closed. They carried out my conveyancing in The Hyde for a purchase of a freehold house 12 months ago. How can I establish that the property is not still registered in the name of the previous owner?
The quickest way to check if the property is registered to you, you can carry out 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 The Hyde conveyancing specialists.
As co-executor for the will of my father I am selling a house in Newport but I am based in The Hyde. My lawyer (based 260 miles from mehas requested that I sign a stat dec before completion. Can you recommend a conveyancing solicitor in The Hyde to attest this legal document for me?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are The Hyde based