Finally the sale completed on my house in Beckenham last November yet the purchaser is calling every few hours complaining that her conveyancer needs to hear from mylawyer. What are the post completion sale formalities following completion?
Following your house sale your conveyancer should send the transfer documentation and all additional paperwork to the buyer’s solicitors. Depending on the transaction, your lawyer must also send confirmation that the legal charge in favour of the lender has been redeemed to the purchasers conveyancers. There are no post completion tasks unique to conveyancing in Beckenham.
Please help - my lawyer advises that lack of building regulations insurance is required on my purchase. What is the level of cover for Beckenham conveyancing?
The right level of lack of building regulations indemnity insurance depends on who your lender is. It would differ for example between Nationwide Building Society and Bank of Scotland. Conveyancing solicitors as opposed to borrowers take out such insurances.
Last month we had a mortgage agreed in principle with Coventry BS. Beckenham conveyancing solicitors have been selected. How long does it take for Coventry BS to issue the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Coventry BS conducted the valuation? Have you advised Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Completion of my purchase has taken place for my property in Beckenham. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Just acquired a terraced house in Beckenham , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Beckenham conveyancing solicitor works at snail pace, so I want to check the registration is addressed.
As far as conveyancing in Beckenham is concerned, registration is no quicker or slower than the rest of the country. Rather than based on location, timeframes can differ according to who lodges the application, whether there are errors and whether the Land registry must send notices to any 3rd persons or bodies. As of today approximately 80% of submission are fully dealt with within 12 days but some can be subject to extensive delays. Registration is effected after the buyer is living at the property so 'speed' is not always primary concern yet where it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.
How does conveyancing in Beckenham differ for new build properties?
Most buyers of new build residence in Beckenham come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is constructed. This is because builders in Beckenham typically acquire the site, 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 conveyancers 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 Beckenham or who has acted in the same development.
Taking into account that I am about to part with over three hundred thousand on 3 bedroom house in Beckenham I would like to have a conversation with the solicitor concerning theconveyancing prior to giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor who will be conducting your conveyancing in Beckenham.There is no ‘factory style conveyancing’ - each client is unique individual, not a matter number. The law firms that we put you in touch with believe that the figure you are provided with for residential conveyancing in Beckenham should be the amount on the final invoice that you are charged.