Having sold my house in Wimborne Minster last September but the buyer keeps Skype messaging me complaining that her conveyancer is waiting to hear from mylawyer. What are the post completion sale formalities now that I have sold?
Following your disposal your lawyer should send the transfer deeds and all additional paperwork to the purchaser's solicitors. Where relevant, your solicitor should also evidence that the legal charge in favour of the lender has been redeemed to the purchasers conveyancers. There is unlikely to be post completion tasks peculiar conveyancing in Wimborne Minster.
The Wimborne Minster conveyancing firm that I recently instructed on my house acquisition in Wimborne Minster have without warning shut down. I chose them because I needed a firm on the HSBC conveyancing panel and my family Wimborne Minster lawyer was not. I issued them a cheque for £250 in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the HSBC conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
I am being told by my conveyancer that lack of right of way insurance is necessary on my purchase. What is the level of cover for Wimborne Minster conveyancing?
The appropriate level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between Barclays and Norwich and Peterborough Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.
I recently had an offer agreed on an apartment in Wimborne Minster. My mortgage broker suggested a solicitor. I paid an on account payment of £150. A couple of days later, the property lawyer called me sheepishly admitting that they were not on the Co-operative 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 Co-operative 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.
Planning on purchasing a apartment in Wimborne Minster. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Wimborne Minster solicitor is on the Yorkshire BS conveyancing panel.
Are there restrictive covenants that are commonly identified as part of conveyancing in Wimborne Minster?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Wimborne Minster. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a simple, chain free conveyancing. Wimborne Minster is where the house is located. Can you shed any light on this issue?
Flying freeholds in Wimborne Minster are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wimborne Minster you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wimborne Minster 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 premises.
My solicitor in Wimborne Minster has requested from me personal identification documents stating that this forms part of his retainer as a conveyancer on the mortgage company Solicitor panel. Can you confirm whether this is the case?
Anti-terror and anti-money-laundering rules require Wimborne Minster conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer is right that the bank also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the lender's UK Finance Lenders’ Handbook requirements