Have just purchased a probate house at auction in Victoria Dock. Conveyancing is needed. What are my next steps?

Given that you are now exchanged you now have to appoint a conveyancing lawyer soon as you are faced with a tight a drop dead date to complete the property. All auction property should have an associated legal set of papers. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the auction papers should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You should give this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that that you have the requisite funding organised to complete the transaction on the set completion date.

I have today made my last payment due on my mortgage with Principality. I assume I don't need a Victoria Dock solicitor on the Principality panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

After weeks of negotiation I have agreed a price on a house in Victoria Dock. My mortgage broker pressured me to appoint their conveyancer. I paid an upfront payment of £225. Shortly after, the solicitor contacted me embarrassingly acknowledging that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I used Wolstenholmes several years ago for my conveyancing in Victoria Dock. Now, I need my documents but cannot find the solicitor. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Victoria Dock of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

What is different about your site and alternative web based conveyancing brokers when it comes to conveyancing in Victoria Dock?

At this site secure an accurate costs illustration from a Solicitor or Licensed Conveyancer that understands the issues for your conveyancing in Victoria Dock. As opposed to estate agents and many comparison sites we do not operate referral arrangements with solicitors. A large number of agents and online brokers 'recommend' solicitors who pay the most kickback, not the best value conveyancing in Victoria Dock

I have just started marketing my 2 bed flat in Victoria Dock. Conveyancing lawyers have not yet been instructed, but I have just received a yearly maintenance charge invoice – should I leave it to the buyer to sort out?

It best that you discharge the maintenance contribution as normal because all rents and service invoices should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Leasehold Conveyancing in Victoria Dock - Examples of Questions you should consider Prior to Purchasing

On the whole the outlay for major works tend not to be included within service charges, albeit that a few managing agents in Victoria Dock require tenants to pay into a reserve fund and this is used to offset against larger repairs or maintenance. Can you inform me if there are any major works on the horizon that will likely add a premium to the service charges?

Are there any distinct advantages to choosing a high street lawyer in Victoria Dock

Home movers in Victoria Dock decide on using a local solicitor so that they can attend the firm’s offices in the event that they have questions, and to execute paperwork without using the post.

There is a distinct benefit when selecting a property lawyer nearby to the house you are buying, due to the familiarity of the region and potential local issues - nevertheless this is debatable. The majority of conveyancers carry out their communications through email and could be based anywhere.