Finally the sale completed on my house in Berkhamsted last October yet the purchaser is telephoning me to moan that his conveyancer is waiting to hear from mine. What are the post completion sale legalities following completion?
Following your sale your lawyer is duty bound to forward the transfer deeds and all of the paperwork to the purchaser's lawyers. Where relevant, your lawyer should also confirm that the legal charge in favour of the lender has been discharged to the purchasers conveyancers. There is unlikely to be post completion requirements just for conveyancing in Berkhamsted.
When it comes to mortgage companies such as Coventry BS, do Berkhamsted solicitors have to pay an annual charge to be on the conveyancing panel?
We are not aware of any mortgage company fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
I have paid off my mortgage with Co-operative. I assume I don't need a Berkhamsted conveyancing practitioner 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
About to purchase apartment in Berkhamsted. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Berkhamsted conveyancer is on the Kent Reliance conveyancing panel.
Should our lawyer be raising enquiries concerning flooding as part of the conveyancing in Berkhamsted.
The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Berkhamsted. There are those who acquire a property in Berkhamsted, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to impart advice on flood risk, but there are a numerous checks that can be initiated by the purchaser or on a buyer’s behalf which should figure out the risks in Berkhamsted. The conventional set of information supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the vendor to discover whether the property has suffered from flooding. In the event that flooding has previously occurred which is not notified by the vendor, then a buyer could issue a legal claim for losses resulting from an inaccurate response. The purchaser’s solicitors may also commission an environmental search. This will higlight if there is any known flood risk. If so, more detailed investigations should be made.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Berkhamsted is where the house is located. Is there any guidance you can give?
Flying freeholds in Berkhamsted are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Berkhamsted you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Berkhamsted may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Online research suggests that Berkhamsted solicitors are more costly than Berkhamsted conveyancers in Berkhamsted to use when buying a house. So is it better if I use a conveyancer or a solicitor where I am buying for my home move in Berkhamsted.
When it comes to conveyancing in Berkhamsted the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.