when my conveyancer paid my completion funds to an unknown third party with out carrying out money laundering and due diligence checks...

Who has responsibility and accountability for the request to hold a provional apportionment at the time of sale?...

How do I cancel my Subscription please?...

My house salecompleted, contracts exchanged, money in my bank account etc. but now the buyers solicitor is asking me to amend my Statement of Truth document. The amended version sates clearly that i understand the consequences of making a false statement....

I recently purchased a buy to let property and allowed the vendor to remain there for six months until her new property completed. The sale contract included a clause stating that she would be responsible for acquiring and paying for any relevant work in ...

I am buying a property off a parent and we are about to sign the TR1 Form. Am I right in thinking that the date on the TR1 Form is the date of completion? I will be signing and handing over the money for the purchase on the same day. There is no solicitor...

DIY conveyancing
...

Hello, I am in the final stages of selling our house in England, but I live in France. The only bank accounts I have in teh UK are my off-shore account and a UK business account in my sole name. My conveyancer has refused to pay the house proceeds into...

I have accepted a flat sale offer via email but might not sell the property now. I haven't signed any paperwork, and no contract papers have been sent. Where do I stand legally? Thanks....

In your 6.8 you say that on service of a completion notice the buyer must immediately pay the balance of any amount of the deposit if 10% has not been paid in full. However can the contract be rescinded by hte seller if that does happen? If not then the b...

I am at the process of buying a 2-3 years old house, this property has a 10 years build market cover insurance by NHBC, But the property does not have certificate of completion for building regulations from LABC, the sellers solicitor has said the NHBC co...

Our property was taken by lenders, Receivers. We believe our loan was mis-sold, breach of contract with Mortgage Advisor, Broker, Solicitor and Lenders. All parties are aware of us investigating this matter and we have contacted various Obudsmans, SRA, c...

Currently my mother-in-law’s holiday lodge at Hollicarrs is in her name but she wants to change it to be in two grandchildren’s name. Is a conveyancer or solicitor required?...

We have to sell a house for a deceased aunt. It is a semi wth a small single storey extension built 12 years ago and in excellent condition with no problems. The local authority say that no approval was given in 2010 and now say the only way forward is to...

do not reply, this is a test question...

...

Hi all, I hope someone can help with this, I'm being run round in circles by my current solicitor.

The background to this is, I was made bankrupt in 2003. In 2004 I purchased the interest in the property. I have a letter from my trustee saying they had...

My wife and I recently executed a deed of gift transfer of a buy to let property to our daughters and submitted all the relevant forms to HM Land Registry. At present there are 10 month delays in registering changes at HM Land Registry.

Is the legal t...

Previous freeholder forgot to include 2 months electricity bill in final completion statement when she sold freehold. 8 months later she is demanding we (new freeholders who own the 6 flats) pay this for her. Are we legally obliged to?...

Purchased a house in 2017 with a professional consultant certificate of a company who has now gone into liquidation. Trying to borrow against the property and can't as the insurance certificate shows its dated until May 2018,what do I do now? ...

Hi my brother is giving me his share of the house by transfer of equity as our re-mortgage is coming to end of term and i want to move to new lender. I have a mortgage offer but on the conditions it ask of any adult occupier will be in property and that i...

We have just been asked to do a TR1 form from our solicitors. The house is sold and completed and has been for a coupole of weeks. Should this have not been done prior to completion?...

We have had a Completion statement thorugh but I think there may be 2 mistakes. The sale took place in January 2020. There are 2 Charging orders (mine: interim 21 Oct 2019, final 6 Dec 2019). The other order (Judgement Feb 2019) is from the creditor (say,...

Who is responsible to check and register the transfer of titles in a house purchase .. the buyers or sellers solicitor ? When my partner purchased his property there were two titles, only one was transferred into his name ...

On a simultaneous exchange and completion what is the order of proceedings? Should the whole chain exchange before any completions happen? Or is it that the exchanges can happen in any order but the completions have to start at the bottom of the chain? ...

I arranged under this legislation to have my freeholder buy my Leasehold flat as soon as tenants voted yes for this company acting as an authority,took over three East India estates, to run as a social housing landlord,as Leaseholders could not vote.
Wha...

Have signed missives on new build 2 weeks before lock down mortgage offer agreed and valid until August 12th moving in date 12th July , lockdown occurred house will not be ready until at least late September , doubt will get mortgage extension as mortgage...

I'm in abit of dilemma and needs advise. I'm supposed to have completed my move today but the removal company rang half way and said there was a fault with the wagon and will need to deliver some other time. The problem is now I've realised I have no offi...

Really worried, advise would be very welcome, I purchased a property and there was no disposition registered on it regarding right of way for next door. My seller signed no to any rights of way on the property TA 6 form. I have the TA1 transfer form, no a...

My solicitors are awaiting an apportionment statement before completion. Do they need it for exchange?

For a number of leases I wish to know who did the conveyancing

I purchased a property with my prospective daughter in law because my son had poor credit score. She put up a large deposit and they paid the fees and have been living in the house and paying the mortgage. The marriage has broken down and they have agreed...

I have had a late completion (delayed over a weekend). The reason was that the money didn’t come in from my buyer until 17:22 on the Friday afternoon. I was forced to stay in a hotel for 3 nights plus I have additional expenses from the removal company ...

The 2 titles would be owned by me...

Hello helpful advisers,
I need your expertise and advice.
I am currently in the process of completing and exchanging contracts for my house purchase (after 3 long months). My solicitor has asked me to produce bank statements to show source of funds, whi...

Can you complete a house purchase with leasehold paperwork still pending on garage ...

Restriction on my property from land registry that I'm buying delaying exchange...

What is completion of registration?...

I am about to exchange contracts and my solicitor is talking about not having 126 agreement, the other side say it is not necessary...

i incured additioal removal costs due to late completion. Can i clain this back and if so who should i approach first....

Mortgage offer is in,surveys and valuation already completed. No CCJs etc...

If after completing and exchanging contracts it transpires that each sol was working off a different plan (surveyors plan that outlined the land to be sold in red)..... and having exchanged the seller won’t sign sign the new TP1 in order the transfer th...

Was nearing completion when my solicitor advised that the deed is not acceptable, they stated that the property is freehold but has a note of a old lease attached in favour of the previous owners to whome I'm buying from. It was explained that the current...

We are just about to exchange on a house we are buying but the seller has no certificates for the log burner, could we still get insurance without this? i.e use as ornamental?...

I am selling a property that on the documentation I stated had access to parking, the buyers wanted this changed in the deeds to show the parking space as part of the property, I have been unable to this as it the area is owned by a housing association, t...

I bought my property (barn conversion done in 1995) in 2014 and am looking to sell it soon. I have had an EPC done but need the completion certificate. The reference number is E1/2087/95. It was requested during the necessary searches undertaken prior ...

I WANT TO TESTIFY OF A GREAT SPELL CASTER CALLED DR LAMATU FOR HIS HELP OVER MY MARRIAGE.
I have been rejected by my husband after 14 years of marriage just because another woman and he left me and the kids to suffer. One day when i was reading through t...

ererererererererer...

Good day. In September last year wwe contracted with a builder to purchase a property with scheduled completion on the 19 th October. Completion was delayed by the builder to 22 nd November and we had to move into temporary accommodation for 4 weeks. Du...

What is a deed variation on a leasehold property I have been given a quote from my solicitor which is why I decided to go with them but now I am being told that if a deed of variation is needed it will be additional cost what does this mean ...

have i compleated a notice of tranfer already...

Hi is it possible, I can delay paying stamp duty beyond 30 days if completion but under 12 months. I understand there are penalty and interest implication.

I am taking mortgage. But our solicitors advised that money is needed after completion.

Wha...

how long will it take for an os3 to show once raised as waiting to exchange and complete
...

The house I'm buying has been empty for some time, and was owned by a person now deceased. When I viewed, the estate agent did not have all the keys, but assured me that the vendor did have a key to each door. Now that seems not to be the case - some exte...

What is your view on standard form K restrictions. Does the creditor need to be paid? how can you get a modified restriction entered?...

What happens if the buyer doesn’t have the deposit money, can they come to an agreement with the buyer to pay deposit money at a later date? ...

Following the passing away of both parents, a property was left to be shared equally as tenants in common to all three children. I decided to purchase the inherited shares of from the other two brothers. I partly lived at the property before passing awa...

Following the passing away of both parents, a property was left to be shared equally as tenants in common to all three children. I decided to purchase the inherited shares of from the other two brothers. I partly lived at the property before passing awa...

My solicitor hasn't agreed date...

Hi
I have been asked to buy insurance because the absence of conveyances dated 1960,1961, this is a different house, the house I’m selling my mother and farther moved in on 1969 Why do they need the conveyances dated 1960,1961?
Thanks ...

We were due to complete today on a new build property but this didn’t happen. Hopefully it will be on Monday but if not how do we stand as we have removals booked and don’t really want to change. ...

My mum has sold her house to pay care home fees' she would. Like. To give me and my brother a cash gift, can she do this
...

Received by post a TP1to read And sign after we had exchanged contracts for new build house. Not happy with some of the comments ! ...

My buyer ( A property developer) is holding up the exchange of contracts ( not signing ) due to a covenant made in 1929 - the original land sale and property build .- which I feel has no relevance to current day.
He is also negotiating a loan to develop...

i am selling my flat and have been told that mine and my downstairs neighbours leases are defective because we each have to cross over the others land to get access to our properties. my solicitor says we both need a deed variation to resolve this as we a...

my buyer does not have 10% of deposit monies to exchange contracts can i insure against him not completing...

What is a reasonable length of time that a conveyancer would normally give to the client regarding the completion date and would they generally put this in writing, especially if the client was expected to also transfer savings to pay off the previous mor...

Please explain the restriction orders on a joint property, can I sell house and keep my equity...

What happens if mortgage and other charges exceed price and sellers solicitor can't undertake to pay these off. Also certain restriction have been asked to be removed. What if solicitor does not undertake to remove these....

Hello, I am purchasing a property at an auction (exchanged the contracts now) and the completion is fast approaching but our seller’s solicitor Eliot Lopian is not responding to my solicitor. Is there anything I can do?

Thank you....

My children are the beneficiaries of my ex-wife's estate following her death last year. My daughter is executor and is dealing with the sale but my son is still living at the property as he cannot move without the proceeds of the sale of the house. The ...

I am unable to complete the house purchase due to being away from the country, i need a power of attourney but am unsure how to proceed or what type...

Hi we are buying 50% of shares on shared ownership scheme. Housing association has not completed purchase of the property they said they will complete it at the end of Feb. However they want us to exchange contracts now. My solicitor is not willing to exc...

We are well overdue completion. The reason being that we are waiting for the TR1 form to be signed by the other freeholders (We are purchasing with share of freehold).

there are 3 freeholders within the block. One of which we are waiting to return from...

Is this advisable? Who insures the property at contract exchange and completion? What happens if sale falls through and remedial work has not been completed?...

Completion date to be arrange and now the seller is buying. He didn't inform me or his estate agents. I was lead to believe there was no chain....

There are 3 people in our chain. All are cash buyers. The person at the top of our chain is expecting to move into a new build property. The developer has told them that the new property will not be ready to move into and will have to waite for at least 3...

I own the title deeds to property and have paid mortgage for 9 years. 4 years ago partner was put on mortgage, he doesn't pay towards it and does not live with me. On completion will the Solicitor put remaining money into my account?...

Divorce settlement. House being transferred to one party for an agreed sum. When does the Transferee have to send the completed TR1 to the Conveyance company. Before or after the money is released?...

Rules on caretakers agreements...

Mr Elijah,i got married to Mrs Davina,when we got married in court that was in the year 2001,so last year she wanted to divorce me i take to her and she never did and May this year she want to divorce me and she was very serious and i tried to talk to he...

To Whom it may concern,

Should I have seen a copy of my lease or had it summarised by my solicitors before signing the contract and agreeing the mortgage?
Should I have been given a copy of my lease upon completion of my property purchase?
Should I a...

Hello, does inflated stamp duty tax apply when I am 1/3rd owner of a property which is situated outside of the UK? The value of the property is about 25.000euro. I don't live in the property- my parents occupy the property. I live in the UK since 2004. An...

I have an unusual and difficult situation. A valuable property with a plot of land was sold under a court order in divorce proceedings where one full joint owner was kicked off the selling process by a court order made in very suspect circumstances. This ...

Our Builder has exchanged contracts with a date for completion but now says he will not be able to complete on that date. We have booked moving vans, arranged schools and given notice at work, what can we do?...

the cost...

I have received my deeds from my mortgage provider having paid it off , they tell me I need to has a DS1 form completed to remove their charge from my property .How much will a solicitor charge me for this service.?...

Hello there.
Iam wondering if you could help point in the right direction or can advise us what to do.

We were suppose to complete on a house sale in slough and purchase in Norfolk on the 10th march. Contracts were exchanged a week before and we wer...

Where Seller and Buyer agree that the Seller may remain in occupation for 8 weeks after completion to allow work to be done in the apartment he is moving into. This to be stated as a Special Condition to the contract as an intrinsic, fundamental and bindi...

Seller asked on day of completion for garden statues back. After agreeing we found the house filthy dirty. Now two weeks later he wants to collect statues and part of the garden wall! What is our position....

test...

Dear Sir/Madam,

When you exchange contracts, you must have buildings insurance in place. When you purchase a leasehold property I assume the same applies?

If this is the case and ground rent/service charges are apportioned on the completion date, I...

...

My late fathers property is being given sold for probate. We have exchanged and am due to complete tomorrow. However I have found that the buyer has obtained the keys illegally and copied them and has had builders tearing the property apart for the past 3...

our mortgage provider is happy to release funds for our purchase but our solicitor will not provide a certificate of title what can we do?...

Hi. My flat is freehold and along with the other flats we have re-newed the lease. After many mistakes the lease has definitely been completed but if the paperwork for it to be registered with land registry then this has only been sent recently. I have be...

Vendor will be on holiday on suggested completion date.Does this matter?...

what is the standard cost for producing a deed of covenant?...

Hi, I bought a house and We have completed the purchase in Sheffield on 14 Dec 2015.
I still have not received Confirmation of Completion- Signed Contracts of transfer, Confirmation of Registration- Copy of register.
Please could you tell me what proof ...

i live in my ex partners house i will receive a sum of money on completion however he is requesting i sign the exchange of contract. My name is not on the mortgage nor the deeds...

If I sell a piece of land and have agreed with buyer they can pay remaining 20% of purchase price on completion of title registration, how do I protect my interest. Agreed notice and restriction...

please help...

Hi my completion is. Ring severely delayed by a management company. They sent three years service charge accounts 2011,2012,2013. My solicitor needs 2014&2015. However I have already been delays a month and was hoping there is away to move forward with ou...

I am waiting for my sellers solicitors to get a certificate of compliance. They are suggesting we exchange on notice of this certificate. What does "exchange on notice" mean please?...

If the seller doesn't tell you (as agreed) that he has vacated the property until five minutes before the 2pm deadline but you can't get the money through the bank before 2pm (despite doing this straight away), what are his chances of his successfully rec...

I was supposed to get the keys to me new property today however, i haven't got the keys. My solicitors rang me at half 12 to say we have completed and the keys are ready to be picked up from the vendor but i have had no luck. I would like to know where i ...

Hello,

We have recently completed the purchase of a property which we will be letting. The prupose of the purchase was made clear to our conveyancer and is stated in some of his correspondence to us. However, upon inspection, we found that there was no g...

I'm selling my house and have exchanged contracts (buyer has no onward chain). But I have broken my leg making moving house on the completion date very difficult. I would like to delay the completion date by 3 weeks - by which time the cast will be off an...

I have completed the documentation for the transfer of equity, the home owner needs his identity confirmed. As a director/personnel officer of a Limited company can I countersign his documents for Land registry...

...

Hi,
I am a seller. We agreed on completion date to be 31st March (last Thursday). But the buyer's mortgage provider has not transfer the funds yet. They've had 3 working days by now. Is such a delay normal?...

We are in the middle of a chain. Our buyer's end insist on completing by a deadline and our vendor insists on completing a week later. two possible solutions have been suggested. Option One is delayed completion on our purchase (we would rent elsewhere ...

I wonder if you might be able to help i cant really find a definite answer anywhere as to whether its possible to make amendments after exchange and how you'd go about doing it if it is possible?...

i need advice as to options that I have to be satisfactory both to me and a vendor. We agreed on the price, but we are having problems to agree on the date. I want to complete before 1st of April, i.e. before the new stamp duty will be applicable. The ven...

My matrimonial home is being sold in order to pay my legacy after I made a claim against the estate.However the executors are unhappy with the outcome and being very difficult and obstructive. They are not keeping me informed about the progress of the sal...

If a sale has completed with no chain can they hold the sale money even after the completion has occurred?...

I have just moved house on 4th Dec. I couldnt get the keys for my new house until 3.30pm as the funds were not transferd until that time. I am now being told by my buyer that i have to pay him costs. ? ...

After a divorce and financial proceedings, our house has been sold and funds received by the conveyancer. In their statement, they have deducted the costs (£500) of an 'auction pack' prepared for my ex-wife in 2014, without my knowledge. My ex-wife paid ...

We have a purchaser who wish to exchange contracts as soon as possible and we are happy to do this. However, we have not found a property to purchase yet but hope we shall do so and have informally agreed with the purchasers that it will be mutually conve...

tr1 is signed can i complete?...

Hi
I wish I would have found you website earlier. We are at the stage of sending money over to solicitor either 10% or the whole amount to save fees. I am worried about what guarantees a convetyancing firm can offer supposing they run off with the money, ...

I am a first time buyer and am currently renting a property until the process is complete. I've been advised of a completion date of one week ahead and requested to transfer the funds in order to complete by the due date. Yet, my conveyancer has advised ...

I have a buyer who has a substantial depoit to put down on my home, but wants to put his house up for sale to pay the outstanding amount upon completion. Would I be able to exchange on the property I want to buy while waiting for completion on my sale?...

can you tell me what i need to complete on a house iv bought also how fast can you get this done...

We are almost at completion on a mortgage with Leeds building society , we went with them as we wanted to take our equity for home improvement extension . We own 50% of a house worth 360k, we are remortgaging to 160k to redeem an old mortgage at 89k to le...

i have never heard of this before is it going to cause me problems...

Hi,
I am in the process of buying my first property. I am buying the property direct from the owner who currently has tenants renting the property to which he has given notice. All the searches etc. have been done and solicitor tells me that we are ready...

Hi,
I am part of a 7 house chain, where we exchanged contracts in July 2015 with an agreed completion date of Friday 4th September 2015. Our solicitors were informed at about 3pm on the day of completion that the solicitors at the bottom of the chain (my ...

...

I am in the final stages of purchasing a property but my solicitor has advised me that the vendor requires an absence of easement policy for the purchase to proceed. Now can I as the buyer ask my solicitor to arrange the policy for the vendor as I am hap...

What are the legal implications if you take out an indemnity policy?...

...

I've just bought a leasehold flat (no lender involved). Completion took place about 3 weeks ago and since then I've had no further communication from my solicitor. I feel confused...should I get any further documents from my solicitor...deeds (or copy of...

why is it takeing so long for search/enquiys to happen...

...

We have discovered that on exchange of contracts an amendment we had made was not signed by the Seller and therefore the documents on exchange were not identical The solicitors failed to check and registration went ahead. This was 2 years ago. Th...

Hi. I have somd the house but after the completion the buyer complaints that the garden shed is full if rubbish. Am.i liable for clearing the shed?...

We asked the lawyers to exchange on 27th May based on an initial completion date that has now been put back by 10 weeks. We have not agreed on a completion date yet. Can we renege on the exchange process (we paid part of the deposit) or is it too late?...

your website has the latest stamp duty land tax bands but then has a section on chattels that is now incorrect and outdated. do you intend updating....

Hi. My wife and I buying a house and completion was meant to go ahead on Friday 22nd May. The solicitor made a mistake in the transfer of funds (the wrong account number was used) and we have not completed yet. Could you advise us of what kind of right to...

...

how long would you expect a lender to reply to hs2 and coalmining reports...

I wish to purchase a small 2.2mX10m piece of garden from my neighbour for £2000. I have a memorandum of sales and land registry compliant map can i write the contract of completion myself...

In short we moved into our new house 3 days ago. our neighbours however moved in the day before. there solicitor had submitted incorrect plans to land registry so this is still being sorted between ours, our neighbours and the vendors solicitor. our funds...

is it possible to read the conditions that apply...

How long does a private seller's solicitor have to transfer the funds to the client after the completion of the sale, and is there any statutory ruling on this? If so, where can it be found? Thanks Very Much! John Stansfield...

My conveyancing solicitor is trying to get me to committ to a completion date without first definitely fixing a date for exchange of contracts....

Am just weeks away from completion on a off-plan property where the actual measurements in the flat are not as were stated on the drawings. Although the drawings were written as a guidance only, one room is 2.5 sqM less then drawn.
How much can the selle...

My solicitor didn't realise there was a separate lease for the garage till after completion of the purchase of the flat.
Can my solicitor still get the lease for the garage assigned to me even after completion if the vendor has now left the country . The...

Good Morning,

We have recently sold our house to a property developer. The sale completed on the 19th December and he has today contacted the estate agent to request we book and pay for a skip to remove some items of furniture left in the property.

Ar...

If the seller is told by his solicitor that it is ok to release keys to estate agent but receives no further call from his solicitor to confirm that funds have been received and he consequently moves the last of his possessions out of the property several...

What are completion registration documents...

WILL THE CONVEYANCER STILL CHARGE ME A FEE TO REDEEM MY MORTGAGE DESPITE THE FACT THE MORTGAGE IS PAID IN FULL .I WANT TO SELL THE PROPERTY .NO CHARGE FOR MORGTGAGE ON THE LAND REGISTER. THE BANK HAS ALSO PROVIDED A LETTER STATING PAID IN FULL...

If me and my wife want to make a will following completion what advice could i be given in relation to my property? ...

Hi my name is Steve we have received a letter from their solicitors and their are 2 things I am not sure of the first is - With regard to the revised Transfer this is not approved as it will need to be executed by your client ( presume ly us ) as she ent...

Hi

I had a question about delayed completion.

I am in the process of buying a house. The vendor Mrs. D is in turn buying a new built.

We exchanged contracts in August with an "on notice" completion with the understanding that CML for Mrs. D's new built...

The purchaser's solicitor says I need not attend completion. How can I be sure the money will be transferred on the day if I have already sent them the TR1 form already signed?...

how do i complete a first registration for a freehold purchase property please? what forms and what documents are needed to be sent to the Land Registry?...