Completed the sale of my flat in Albany Park last February yet the purchaser is Skype messaging every few hours to moan that their lawyer needs to hear from myconveyancer. What are the post completion sale legalities following completion?
Following your disposal your lawyer is duty bound to send the transfer documentation and all additional paperwork to the purchaser's lawyers. Where relevant, your lawyer must also send confirmation that the mortgage has been discharged to the buyers solicitors. There are no post completion tasks unique to conveyancing in Albany Park.
I am buying a garden flat in Albany Park. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Albany Park you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Albany Park.
Is it correct that all Albany Park CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing panel?
It is true that some lenders now use CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
How can we know in advance if a Albany Park conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Albany Park obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor carrying out your transaction.
We have agreed to purchase a house in Albany Park. An unusual aspect is that the roof has a solar panel. UBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with UBS your lawyer must comply with the formal instructions set out in Section 2 of UK Finance Lenders’ Handbook for UBS. The Council of Mortgage Lenders’ Handbook contains minimum conditions for solar panel roof-space leases, and lawyers are required to report to UBS where a lease fails to comply with these requirements. The specifications relate to the installation of panels on properties nationwide and is not limited to Albany Park.
We are planning on selling our house in Albany Park and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A local lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using an internet conveyancing firm rather than a conveyancing solicitor in Albany Park. Having lived in Albany Park for three years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You must check with 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 illness)
I am purchasing a new build house in Albany Park with a mortgage from Santander. The builders refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The property agent advised me not disclose to my solicitor about the side-deal as it may adversely affect my mortgage with the lender. Is this normal?.
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.