Completed the sale of my flat in Smethwick last April but my buyer keeps calling daily to say her conveyancer is waiting to hear from mylawyer. What are the post completion sale formalities now that I have sold?
Post completion of your disposal your lawyer is duty bound to send the transfer deeds and all additional paperwork to the buyer’s solicitors. Depending on the transaction, your solicitor should also evidence that the mortgage has been redeemed to the purchasers solicitors. There is unlikely to be post completion requirements specific conveyancing in Smethwick.
We wanted to use a conveyancing solicitor in Smethwick for our house move. Our broker has since advised us that our mortgage company HSBC Bank won't deal with them. Surely this is unfair competition?
Lenders normally restrict either the type or the volume of conveyancing practices on their approved list of lawyers. A common example of such criteria being that a firm must not be a sole practitioner. As well as restricting the profile of firm, some have decided to limit the amount of solicitor practices they use to represent them. You should note that HSBC Bank have no responsibility for the quality of advice provided by any member of HSBC Bank Conveyancer Panel. Mortgage fraud was a key driver in the reduction of conveyancing panels a few years ago even though there are mixed opinions regarding the level of solicitor engagement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms, including some in or near Smethwick only execute very few conveyances a year.
Despite weeks of looking the Title Certificate and documents to our property are lost. The conveyancers who conducted the conveyancing in Smethwick 4 years ago are no longer around. What do I do?
These day there are duplicates made of almost everything, and your conveyancer should know exactly where to look for all the relevant documentation so you may buy or sell your house without a hitch. If copies are not available, your conveyancer can put in place insurance or indemnities against future claims on the property.
I'm buying my first flat in Smethwick with the aid of help to buy. The developers refused to move on the price so I negotiated £7000 of extras instead. The property agent told me not disclose to my conveyancer about this deal as it will affect my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I opted to have a survey completed on a house in Smethwick before appointing solicitors. I have been informed that there is a flying freehold element to the house. The surveyor has said that some banks will refuse to grant a mortgage on such a property.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. Should you wish to call us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Smethwick. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Smethwick to see if the conveyancing costs will increase in light of this.