Finally the sale completed on my house in Stanley last August but our buyer keeps SMS messaging me to say his solicitor needs to hear from mylawyer. What should have happened now that I have sold?
After completion of your sale your solicitor should forward the transfer documentation and all additional paperwork to the purchaser's lawyers. Where appropriate, your solicitor must also send confirmation that the legal charge in favour of the lender has been repaid to the buyers solicitors. There are no post completion formalities unique to conveyancing in Stanley.
We intend to purchase a 1 bedroom flat in Stanley with a mortgage from The Mortgage Works.We would like to retain our Stanley conveyancing solicitor but The Mortgage Works advised that her practice is not on their "panel". It seems we have no choice but to instruct a The Mortgage Works panel solicitor or keep our local solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; Can we not simply insist that The Mortgage Works use our lawyer?
No, not really. The loan issued to you contains terms and conditions, a common one being that lawyers will be on the The Mortgage Works approved list. Until recently, most lenders had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for The Mortgage Works
I am due to move property in November. Should my conveyancing solicitor call the removal company on the day of completion. As an aside, can you recommend a removal company in Stanley. Conveyancing solicitor was organised prior to coming across your page.
On the day of completion you can pick up the house keys from the property agent but this can only be done once the sellers conveyancers inform the agent that the monies to complete are in and the keys can be released. You can advise the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal organisation but can help you choose a conveyancing in Stanley or a legal practice with expertise in conveyancing in Stanley.
Are all Stanley Conveyancing Quality Solicitors on the Clydesdale conveyancing panel?
A selection of banks and building societies now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
After much negotiation I have agreed a price on an apartment in Stanley. My mortgage broker pressured me to appoint their property lawyer. I paid an upfront payment of £150. Soon after, the conveyancer contacted me embarrassingly acknowledging that they were not on the Aldermore 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 Aldermore 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.
My wife and I have a 4 bedroom Edwardian house in Stanley. Conveyancing solicitor represented me and Clydesdale. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Stanley and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing practitioner who conducted the work.
I am buying my first flat in Stanley with a loan from Godiva Mortgages Ltd. The developers would not reduce the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not reveal to my conveyancer about the extras as it may affect my mortgage with Godiva Mortgages Ltd. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.