Having sold my house in Ulceby last September yet the purchaser is calling daily complaining that her lawyer needs to hear from myconveyancer. What should my lawyer have done following completion?

After completion of your house sale your lawyer is duty bound to forward the transfer deeds and all supplemental paperwork to the buyer’s solicitors. Depending on the transaction, your solicitor should also evidence that the mortgage has been redeemed to the buyers lawyers. There are no post completion formalities peculiar conveyancing in Ulceby.

When it comes to lenders such as Coventry BS, do Ulceby property lawyers incur an annual charge to be on the list of approved solicitors?

We are unaware of any lender fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

I have paid off my mortgage with Kent Reliance. I assume I don't need a Ulceby conveyancing practitioner on the Kent Reliance panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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:

1. but are not moving to another property
2. where Kent Reliance has sent the Land Registry the discharge electronically, and
3. Kent Reliance has instructed the Land Registry to do so

The formalities of my remortgage has taken place for my property in Ulceby. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

My wife and I have a semi-detached Edwardian house in Ulceby. Conveyancing solicitor acted for me and Bank of Scotland. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold with the exact same property. Is it worth asking Bank of Scotland to clarify?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ulceby and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with your conveyancing practitioner who conducted the purchase.

Due to the input of my in-laws I had a survey completed on a house in Ulceby prior to appointing conveyancers. I have been told that there is a flying freehold aspect to the house. My surveyor advised that some lenders may not grant a loan on a flying freehold property.

It depends who your proposed lender is. Lloyds has different instructions for example to Halifax. Should you wish to telephone us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ulceby. Conveyancing will be smoother if you use a solicitor in Ulceby especially if they regularly deal with such properties in Ulceby.

I am in need of some leasehold conveyancing in Ulceby. Before I get started I want to be sure as to the remaining lease term.

If the lease is registered - and 99.9% are in Ulceby - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Ulceby Leasehold Conveyancing - Examples of Questions you should consider Prior to buying

Is there a share of the freehold? It is important to be aware if redecorating or some other significant cost is pending that will be shared between the tenants and will dramatically impact the level of the maintenance costs or require a one time invoice. How long is the Lease?