Having sold my house in Duston last August but our buyer keeps SMS messaging every few hours to moan that her conveyancer needs to hear from mylawyer. What are the post completion sale legalities now that I have sold?
Following your house sale your lawyer is committed to forward the transfer documentation and all additional paperwork to the buyer’s solicitors. Depending on the transaction, your conveyancer should also send confirmation that the legal charge in favour of the lender has been paid off to the buyers lawyers. There is unlikely to be post completion steps unique to conveyancing in Duston.
I have paid off my mortgage with Nottingham. I assume I don't need a Duston solicitor on the Nottingham panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
I am due to exchange contracts on my house. I had a double glazing fitted in November 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Kent Reliance are being pedantic. The Duston solicitor who is on the Kent Reliance conveyancing panel is recommending indemnity insurance as a solution but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I was told four weeks ago that my mortgage has been agreed to by Coventry BS. Is it usual for Coventry BS to only issue the offer once my solicitor in Duston is approved on their conveyancing panel? Coventry BS have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Do commercial conveyancing searches reveal impending roadworks that may affect a commercial premises in Duston?
Many commercial conveyancing solicitors in Duston will order a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Duston. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Duston.
For each commercial conveyancing transaction in Duston it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Duston commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Duston.
I have recentlybecome aware that Arc property Solicitors have closed. They carried out my conveyancing in Duston for a purchase of a leasehold apartment 9 months ago. How can I be sure that the property is in my name in the name of the previous owner?
The quickest way to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Duston conveyancing specialists.
I decided to have a survey carried out on a property in Duston ahead of appointing solicitors. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some banks tend not issue a mortgage on a flying freehold house.
It varies from the lender to lender. HSBC has different instructions from Birmingham Midshires. If you call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Duston. Conveyancing will be smoother if you use a solicitor in Duston especially if they are acquainted with such properties in Duston.
Is it simple use your search tool to choose a conveyancing practitioner in Duston on the authorised to act for my bank?
Step one is to select a bank such as HSBC Bank, The Mortgage Works or Clydesdale then type in your location for instance Duston. Conveyancing organisations in Duston and beyond will then be shown.