Having sold my house in Wotton under Edge last July yet the purchaser is Skype messaging every few hours to moan that their conveyancer is waiting to hear from mine. What are the post completion sale legalities following completion?
Post completion of your disposal your solicitor should forward the transfer deeds and all additional paperwork to the purchaser's lawyers. Depending on the transaction, your conveyancer should also evidence that the home loan has been repaid to the buyers conveyancers. There is unlikely to be post completion steps just for conveyancing in Wotton under Edge.
Is it correct that all Wotton under Edge CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing list of approved solicitors?
Some major lenders now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
I have paid off my mortgage with Aldermore. I assume I don't need a Wotton under Edge solicitor on the Aldermore panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
About to purchase flat in Wotton under Edge. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry 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 Wotton under Edge conveyancing practitioner is on the Coventry BS conveyancing panel.
My wife and I are selling our house in Wotton under Edge and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Wotton under Edge lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Wotton under Edge. Having lived in Wotton under Edge for 5 years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You should 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)
It has been three months following my purchase conveyancing in Wotton under Edge concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Wotton under Edge is the location of the property. Is there any advice you can impart?
Flying freeholds in Wotton under Edge are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wotton under Edge 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 Wotton under Edge 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 residence.
Can you offer any advice when it comes to choosing a Wotton under Edge conveyancing firm to deal with our lease extension?
If you are instructing a solicitor for your lease extension (regardless if they are a Wotton under Edge conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you talk with several firms including non Wotton under Edge conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:
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What are the legal fees for lease extension work? How many lease extensions have they conducted in Wotton under Edge in the last twenty four months?
Wotton under Edge Leasehold Conveyancing - Sample of Queries Prior to Purchasing
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The answer will be helpful as a) areas could result in problems for the block as the common areas may start to deteriorate where services are not paid for b) if the leaseholders have a dispute with the managing agents you will want to have full disclosure In the main the cost for major works tend not to be included within maintenance charges, albeit that there some managing agents in Wotton under Edge require tenants to contribute towards a reserve fund and this is used to offset against larger repairs or maintenance.