Having sold my house in East Bergholt last June but our buyer keeps telephoning me to moan that her solicitor needs to hear from mine. What are the post completion sale formalities now that I have sold?
After completion of your disposal your lawyer should forward the transfer deeds and all of the paperwork to the purchaser's conveyancer. Where appropriate, your conveyancer must also evidence that the home loan has been paid off to the buyers solicitors. There is unlikely to be post completion procedures specific conveyancing in East Bergholt.
A relative advised me that in purchasing a property in East Bergholt there could be various restrictions prohibiting external changes to a property. Is this right?
There are a number of properties in East Bergholt which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in East Bergholt should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it correct that all East Bergholt CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing list of approved firms?
A selection of banks and building societies now use CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
We expect to receive a AIP from TSB 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 TSB recommend any East Bergholt solicitors on the TSB conveyancing panel, or is it better to go independently?
You will need to appoint East Bergholt solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
Should my conveyancer be raising questions about flooding as part of the conveyancing in East Bergholt.
The risk of flooding is if increasing concern for solicitors specialising in conveyancing in East Bergholt. There are those who purchase a property in East Bergholt, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, but there are a number of searches that can be carried out by the buyer or by their solicitors which can give them a better appreciation of the risks in East Bergholt. The standard property information forms supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the vendor to discover if the property has ever been flooded. In the event that the residence has been flooded in past and is not disclosed by the vendor, then a purchaser could commence a claim for damages stemming from an incorrect answer. A buyer’s conveyancers will also carry out an enviro report. This will disclose if there is any known flood risk. If so, further investigations should be initiated.
I used Arc property Solicitors a few years ago for my conveyancing in East Bergholt. I now require my file however the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in East Bergholt of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the advice of my in-laws I had a survey completed on a house in East Bergholt before appointing conveyancers. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some lenders will refuse to grant a loan on this type of premises.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Halifax. Should you wish to telephone us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in East Bergholt. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in East Bergholt to see if the conveyancing will be more expensive.