We have very brash sellers who has suggested a preliminary agreement with a down payment of 5k. Are such contracts generally advanced for Seascale conveyancing transactions?
There are a couple of main drawbacks with entering into any lock out contract (sometimes known as a shut-out contract) is that it can distract from moving forward with the conveyancing process, so in the absence of it needing limited or no negotiation then it may transpire to be unhelpful. It is not promoted by Seascale conveyancing practitioners for this reason. A supplemental concern is the extent of the remedies available - an aggrieved buyer should not expect to secure an injunctive ruling by a court to prohibit the seller selling to an alternative purchaser, so the only remedy open via the contract will be the recovery of wasted charges and, in restricted situations, the extra payment of damages.
Finally the sale completed on my house in Seascale last November but the buyer keeps Skype messaging every few hours to say their solicitor is waiting to hear from mine. What are the post completion sale formalities now that I have sold?
Following your house sale your lawyer should send the transfer documentation and all supplemental paperwork to the buyer’s lawyers. Depending on the transaction, your conveyancer should also send confirmation that the legal charge in favour of the lender has been repaid to the buyers lawyers. There are no post completion steps specific conveyancing in Seascale.
The Seascale conveyancing lawyers that I appointed last week on my purchase in Seascale have without warning shut down. I only went with them because I had to have a solicitor on the Bank of Ireland conveyancing panel and my previous Seascale lawyer was not. I wrote them a cheque for £250 in advance. What should be my next steps?
If you have an estate agent involved then let them know straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Bank of Ireland conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Seascale?
There are many recorded licenced Conveyancers in Seascale and Solicitor practices in Seascale to choose from It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in transferring property. They may both also deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
This question may be naive but I am wet behind the ears as FTB of a ground floor flat in Seascale. Do I receive the keys to the property on the completion date from my solicitor? If this is the case, I will appoint a High Street conveyancing solicitor in Seascale?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the seller's lawyers, and once they have received this, you should be able to collect the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Seascale property lawyer on the HSBC panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I have todayfound out that Action Conveyancing have closed. They carried out my conveyancing in Seascale for a purchase of a leasehold apartment 18 months ago. How can I establish that the property is registered correctly in the name of the previous owner?
The easiest method to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Seascale conveyancing specialists.