Completed the sale of my flat in Water Orton last November but our buyer keeps SMS messaging every few hours complaining that his lawyer is waiting to hear from mine. What should my lawyer have done following completion?
Following your house sale your lawyer should forward the transfer deeds and all of the paperwork to the purchaser's lawyers. Depending on the transaction, your conveyancer must also evidence that the home loan has been paid off to the buyers conveyancers. There is unlikely to be post completion formalities unique to conveyancing in Water Orton.
I am thinking of mortgaging my property in Water Orton, does my lawyer need to be on the Skipton Solicitor panel?
In theory, you could use a solicitor that is not on the Skipton conveyancing panel, but Skipton 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.
We are getting a further advance on our home loan from Barclays as we want to conduct improvements to our home in Water Orton. Are we obliged to choose a local Water Orton solicitor on the Barclays conveyancing panel to handle the paperwork?
Barclays would not normally require firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays list.
I have paid off my mortgage with Clydesdale. I assume I don't need a Water Orton conveyancer on the Clydesdale panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I am selling my apartment. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, TSB are being problematic. The Water Orton solicitor who is on the TSB conveyancing panel is saying indemnity insurance will be fine but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.
I have recentlybecome aware that Stirling Law have closed. They carried out my conveyancing in Water Orton for a purchase of a leasehold flat 18 months ago. How can I check that the property is not still registered in the name of the former proprietor?
The quickest way to see if the premises is registered to you, 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 Water Orton conveyancing specialists.
I'm buying my first flat in Water Orton with the aid of help to buy. The builders refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The estate agent told me not to tell my solicitor about this deal as it would put at risk 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.
What are the common deficiencies that you encounter in leases for Water Orton properties?
Leasehold conveyancing in Water Orton is not unique. All leases are unique and legal mistakes in the legal wording can sometimes mean that certain sections are wrong. For example, if your lease is missing any of the following, it could be defective:
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Insurance obligations
You may encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Accord Mortgages Ltd, Barnsley Building Society, and Barclays Direct all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, obliging the purchaser to pull out.
I am the registered owner of a 1 bedroom flat in Water Orton, conveyancing having been completed in 2000. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Water Orton with an extended lease are worth £260,000. The ground rent is £45 yearly. The lease expires on 21st October 2100
With only 74 years remaining on your lease we estimate the price of your lease extension to span between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.