Finally the sale completed on my house in Wenvoe last July yet the purchaser is telephoning every few hours complaining that their solicitor is waiting to hear from mine. What should have happened following completion?
Following your disposal your conveyancer is duty bound to deliver the transfer deeds and all of the paperwork to the purchaser's lawyers. Where relevant, your solicitor should also confirm that the mortgage has been redeemed to the purchasers solicitors. There are no post completion formalities just for conveyancing in Wenvoe.
I had intended to instruct a conveyancing solicitor in Wenvoe for our house move. Our financial adviser informed us that our mortgage lenders Leeds Building Society won't deal with them. Why is this not regarded as unfair competition?
A decade ago most banks had a different appetite for risk. Almost all Wenvoe conveyancing firms would have been on most lender panels. The Financial Services Authority in 2010 carried out a thematic investigation into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more information from law firms about their operations and their employees and set certain criteria such a completing on a minimum volume of conveyancing. Many Wenvoe conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Wenvoe is one of the many locations where the lawyers we list are are authorised to act for Leeds Building Society.
How does conveyancing in Wenvoe differ for newly converted properties?
Most buyers of new build or newly converted property in Wenvoe contact us having been asked by the developer to exchange contracts and commit to the purchase even before the house is finished. This is because developers in Wenvoe typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Wenvoe or who has acted in the same development.
I opted to have a survey done on a house in Wenvoe before appointing solicitors. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some banks may not issue a mortgage on such a home.
It varies from the lender to lender. Santander has different requirements for example to Nationwide. Should you wish to telephone us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Wenvoe. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Wenvoe to see if the conveyancing will be more expensive.
Am I best advised to go with a Wenvoe conveyancing lawyer in close proximity to the house I am purchasing? An old friend can execute the legal work however his firm is located 300miles away.
The benefit of a high street Wenvoe conveyancing practice is that you can attend the office to execute paperwork, deliver your ID and apply pressure on them where appropriate. Having local Wenvoe know how is a benefit. That being said it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and they were impressed that should surpass using an unknown Wenvoe conveyancing lawyer just because they are Wenvoe based.
Back In 2003, I bought a leasehold house in Wenvoe. Conveyancing and Aldermore mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Wenvoe who acted for me is not around. Any advice?
The first thing you should do is make enquiries of HMLR to be sure that this person is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a Wenvoe conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Wenvoe Leasehold Conveyancing - Sample of Questions you should ask before Purchasing
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Can you tell me if there are any major works in the planning that will likely increase the service fees? This information is important as a) areas can result in problems for the block as the common areas may begin to deteriorate where services remain unpaid b) if the leasehold owners have an issue with the managing agents you will need to know about it Are any of leasehold owners in dispute over their service charge payments?