Completed the sale of my flat in Sutton Coldfield last April but our buyer keeps texting me complaining that her solicitor is waiting to hear from mine. What are the post completion sale formalities following completion?
Following your sale your conveyancer is committed to forward the transfer deeds and all supplemental paperwork to the buyer’s lawyers. If applicable, your conveyancer should also confirm that the mortgage has been discharged to the buyers conveyancers. There are no post completion procedures peculiar conveyancing in Sutton Coldfield.
We are due to move home in October. Will my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you recommend a removal company in Sutton Coldfield. Conveyancing solicitor was found prior to coming across this website.
On the day of completion you can collect the keys from the estate agent however this can only be done when the vendors lawyers inform the agent that they have the completion monies and the keys can be handed over. After that you can advise the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal organisation but can help you choose a conveyancing in Sutton Coldfield or a solicitor that specialises in conveyancing in Sutton Coldfield.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Sutton Coldfield lawyer on the Co-operative panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
The mortgage over my property is with RBS for my property in Sutton Coldfield. Conveyancing has been completed months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform RBS?
You must advise RBS in advance of renting your property as this is likely to be a breach of RBS’s mortgage conditions. It may be that RBS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. It should not be necessary to do this via a RBS conveyancing panel firm.
My wife and I own a renovated Victorian house in Sutton Coldfield. Conveyancing practitioner represented me and HSBC Bank. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to 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 Sutton Coldfield and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing practitioner who conducted the work.
How does conveyancing in Sutton Coldfield differ for newly converted properties?
Most buyers of new build residence in Sutton Coldfield come to us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is finished. This is because builders in Sutton Coldfield typically purchase the real estate, 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 property lawyers 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 accustomed to new build conveyancing in Sutton Coldfield or who has acted in the same development.
We're first time buyers - had an offer accepted, yet the property agent informed us that the seller will only go ahead if we appoint the agent's recommended solicitors as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local conveyancer with experience of conveyancing in Sutton Coldfield
It is highly unlikely the owners are behind this. Should the owner require ‘a quick sale', alienating a serious buyer is going to damage their objectives. Try to communicate with the sellers directly and make the point that (a)you are motivated buyers (b)you are ready to progress, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)however you intend to use your own,trusted Sutton Coldfield conveyancing lawyers - not the ones that will earn the negotiator at the agency a kickback or hit his conveyancing figures pre-set by corporate headquarters.