We are soon to exchange on the purchase of a property in Highnam but as a result of wreckage from the recent storms I have managed to agree compensation from the current proprietors in the sum of £2k in the form of a adjustment in the price. I had intended this to be addressed as part of the conveyancing process yet Virgin Money will not agree to this. Should they have been involved?
Your lawyer being on a Virgin Money conveyancing panel is obliged to inform Virgin Money of any changes to the purchase price. If you were to refuse your conveyancing practitioner to disclose the price change to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new lawyer for your conveyancing in Highnam.
Having sold my house in Highnam last May but my buyer keeps Skype messaging every few hours to say their solicitor needs to hear from myconveyancer. What should have happened now that I have sold?
After completion of your house sale your solicitor should forward the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. Where relevant, your lawyer should also confirm that the home loan has been redeemed to the buyers solicitors. There are no post completion tasks peculiar conveyancing in Highnam.
A friend pointed out to me me that in purchasing a property in Highnam there may be a number of restrictions as to what one can do in terms of external changes to the property. Is this right?
We are aware of a number of properties in Highnam which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Highnam should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am due to move house in September. Should my conveyancing solicitor communicate with the removal company on the completion day. On a separate note, can you put forward a removal company in Highnam. Conveyancing firm was organised prior to coming across this page.
On the afternoon of completion you will need to pick up the house keys from the property agent but this should only take place when the sellers solicitors advise the agent that they have the completion monies and the keys can be handed over. Subsequently you can inform the removal company that you are ready to move in. We do not recommend a particular removal organisation but can assist you in locating a residential property solicitor in Highnam or a legal practice with expertise in conveyancing in Highnam.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Highnam conveyancer on the Clydesdale panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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 Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
Do I need to be suspicious by 3rd parties that I am dealing with are recommending an online conveyancing firm as opposed to a local Highnam conveyancing firm?
As is the case with lots of service providers, often recommendations from connections can be worth their weight in gold. Yet there are lots of players in a conveyancing matter; estate agents, financial adviser and banks may suggest solicitors to appoint. On occasion these lawyers might be known to one of the organisations as experts in their field, but occasionally there exists a commercial relationship behind the recommendation. You have the discretion to select your preferred lawyer. Don't forget that the majority of lenders operate an approved list of lawyers you are obliged to use for the mortgage related work in your conveyancing.
Are there frequently found deficiencies that you encounter in leases for Highnam properties?
There is nothing unique about leasehold conveyancing in Highnam. Most leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain clauses are missing. For example, if your lease is missing any of the following, it could be defective:
Insurance obligations Service charge per centages that don't add up correctly leaving a shortfall
A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Accord Mortgages Ltd, Bank of Scotland, and TSB all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, forcing the purchaser to withdraw.
Leasehold Conveyancing in Highnam - Examples of Queries Prior to Purchasing
For most Highnam leaseholds the outlay for major works are not built into the service charges, albeit that there some managing agents in Highnam require leasehold owners to pay into a sinking fund created for the specific purpose of establishing a fund for larger works. Is anyone aware of any major works in the planning that could add a premium to the maintenance charges? Who takes charge for maintaining and repairing the block?