Completed the sale of my flat in Ebbw Vale last June yet the purchaser is Skype messaging daily to say his conveyancer is waiting to hear from myconveyancer. What are the post completion sale formalities following completion?
Post completion of your house sale your solicitor is committed to send the transfer documentation and all additional paperwork to the purchaser's solicitors. Where appropriate, your solicitor should also confirm that the home loan has been redeemed to the purchasers conveyancers. There is unlikely to be post completion steps peculiar conveyancing in Ebbw Vale.
Me and my partner are purchasing a house in Ebbw Vale. I might seem paranoid but how we can trust a lawyer? On completion day we will need to send our life savings into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We had instructed conveyancing lawyers located in Ebbw Vale on the Clydesdale solicitor panel. They have just invoiced me a separate amount for handling the Clydesdale mortgage. Is this a supplemental conveyancing fee specified by Clydesdale?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your conveyancer may levy a fee for this. This charge is not set by Clydesdale but by your Ebbw Vale property lawyer. Some firms on the Clydesdale panel will charge ’dealing with mortgage’ fee and others do not.
The mortgage over my property is with Skipton for my property in Ebbw Vale. Conveyancing was finalised 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Skipton?
You must advise Skipton before letting out your property as this is likely to be a breach of Skipton’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. It should not be necessary to do this via a Skipton conveyancing panel firm.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Ebbw Vale?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Ebbw Vale. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
About to purchase a new build apartment in Ebbw Vale. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Ebbw Vale
Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
Do I need to be wary by 3rd parties that I am dealing with are recommending an internet conveyancing firm as opposed to a local Ebbw Vale conveyancing practice?
As with many professional services, often input from relatives can be very helpful. But there are many players in a conveyancing transaction; estate agents, mortgage brokers and banks might all suggest lawyers to choose. On occasion the lawyers might be known to one of the organisations as one of the best in their field, but sometimes there may be a financial incentive behind the recommendation. You are at liberty to choose your own lawyer. However, bear in mind that some mortgage providers specify a panel list of law firms you have to use for the lender related work in your home move.