Having sold my house in Seaforth last December yet the purchaser is whats apping daily to say her conveyancer is waiting to hear from mine. What should my lawyer have done following completion?
Post completion of your disposal your lawyer should deliver the transfer documentation and all supplemental paperwork to the purchaser's lawyers. If applicable, your lawyer should also send confirmation that the legal charge in favour of the lender has been paid off to the buyers lawyers. There is unlikely to be post completion formalities specific conveyancing in Seaforth.
Completion of my purchase has taken place for my property in Seaforth. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
It is unclear whether my mortgage offer requires a lease extension. I have called into my local Seaforth building society branch on various occasions and was told they are content with the situation and they would lend. My Seaforth conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend based on their published requirements. Who do I believe?
Your conveyancer has to comply with the CML Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have instructed a Seaforth property lawyer having checked that they are on the Aldermore conveyancing panel. Does my lawyer arrange the survey of the property?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Seaforth postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in Seaforth.
Are there restrictive covenants that are commonly identified as part of conveyancing in Seaforth?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Seaforth. 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…’
How does the Landlord & Tenant Act 1954 impact my commercial offices in Seaforth and how can your lawyers assist?
The 1954 Act affords security of tenure to commercial tenants, giving them the right to apply to court for a new tenancy and remain in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Seaforth is one of our numerous areas of the UK in which the firms we work with are based
We're first time buyers - had an offer accepted, but the agent informed us that the owners will only issue a contract if we use their preferred solicitors as they want an ‘expedited deal’. My instinct tells me that we should use a local conveyancer with experience of conveyancing in Seaforth
It is highly unlikely the owners are behind this. If they desire ‘a quick sale', turning down a serious buyer is not the way to achieve this. Try to communicate with the owners directly and make sure they comprehend that (a)you are keen to buy (b)you are ready to progress, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you are going to appoint your preferred Seaforth conveyancing lawyers - not the ones that will give their negotiator at the agency a introducer fee or achieve conveyancing figures demanded by corporate headquarters.