Having sold my house in Chelmsford last March but our buyer keeps Skype messaging daily complaining that his conveyancer needs to hear from myconveyancer. What are the post completion sale legalities now that I have sold?
After completion of your sale your conveyancer is duty bound to send the transfer deeds and all additional paperwork to the buyer’s lawyers. Where relevant, your lawyer should also evidence that the legal charge in favour of the lender has been discharged to the purchasers solicitors. There is unlikely to be post completion procedures specific conveyancing in Chelmsford.
Please help - my lawyer advises that flying freehold insurance is needed on my purchase. What is the level of cover for Chelmsford conveyancing?
The appropriate level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between Accord Mortgages Ltd and Skipton Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
I am expecting a AIP from Nationwide this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nationwide recommend any Chelmsford solicitors on the Nationwide conveyancing panel, or is it better to go independently?
You will need to appoint Chelmsford solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
I am due to exchange contracts on my house. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being difficult. The Chelmsford solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.
five months have gone by following my purchase conveyancing in Chelmsford concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I was recommended by a number of selling agents in Chelmsford to select a conveyancer using your seach tool. What’s the financial inducement for Estate Agents to market your lawyers over a competitor’s?
We refuse to offer any commission for pointing buyers and sellers to this site. We thought it would be too underhand a fee as a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
Jane (my partner) and I may need to sub-let our Chelmsford basement flat for a while due to taking a sabbatical. We instructed a Chelmsford conveyancing firm in 2004 but they have closed and we did not have the foresight to get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
The lease governs relations between the freeholder and you the flat owner; specifically, it will indicate if subletting is not allowed, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Chelmsford do not prevent strict prohibition on subletting – such a clause would undoubtedly devalue the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.
Chelmsford Conveyancing for Leasehold Flats - Sample of Questions you should consider before buying
How much is the ground rent and service charge? The prefered form of lease arrangement is if the freehold interest is in the ownership of the leaseholders. In this situation the leaseholders enjoy being in charge if their destiny and even though a managing agent is frequently employed if it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. It is important to be aware if redecorating or some other major work is coming up that will be shared amongst the leaseholders and will dramatically impact the level of the service fees or require a specific payment.