Completed the sale of my flat in Batheaston last October but my buyer keeps whats apping me complaining that his conveyancer is waiting to hear from mine. What are the post completion sale formalities following completion?
After completion of your disposal your lawyer is obliged to forward the transfer deeds and all of the paperwork to the purchaser's lawyers. Depending on the transaction, your conveyancer must also confirm that the mortgage has been discharged to the purchasers solicitors. There is unlikely to be post completion formalities specific conveyancing in Batheaston.
Can you clarify what the consequences are if my lawyer’s firm is expelled from the Skipton Solicitor panel ahead of completing my conveyancing in Batheaston?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Can you help - my lawyer advises that lack of planning permission insurance is required on my purchase. What is the level of cover for Batheaston conveyancing?
The right level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between Yorkshire Building Society and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Batheaston lawyer on the Clydesdale panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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 Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
After weeks of negotiation I have agreed a price on an apartment in Batheaston. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an on account payment of £225. Soon after, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the UBS 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 UBS 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.
I'm purchasing my first flat in Batheaston with a loan from The Mortgage Works. The sellers refused to move on the price so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not disclose to my lawyer about this deal as it could adversely affect my loan with The Mortgage Works. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
As a tenant I am on the hook for a maintenance contribution for my first floor flat in Batheaston. As a result of poor financial planning I fell into arrears with remittance. I negotiated a clearance plan but there remains a couple of outstanding at the current time.
I want to dispose of the property and I am panicking this may jeopardize the sale if I have to discharge the amount due in advance. Do I have to settle before - is this achievable?
Do check with the lawyer dealing with your Batheaston conveyancing but one option might be to agree for the debt to be passed to the purchasers. The final price they pay would be reduced to reflect the amount of debt they assume. They would then deal with the fees once they are the owners.