Can you recommend a Clydesdale accepted Cornwall conveyancing practice who can have us moved in within a short deadline? Am I best advised to unstruct a high street Cornwall firm or an internet firm?
We can recommend some very good Cornwall conveyancing firms. Another option is to visit the main road in Cornwall. Go in to some well established firms and request to see a conveyancing solicitor for a fee estimate. Explain your expectations together with the reasons and get a commitment on speed. Appoint the one that appears most efficient.
I am expecting a OIP from Nationwide this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nationwide recommend any Cornwall solicitors on the Nationwide conveyancing panel, or is it better to go independently?
You will need to appoint Cornwall solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
I have paid off my mortgage with Coventry BS. I assume I don't need a Cornwall conveyancing practitioner on the Coventry BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
I have decided to exercise my right to buy my property in Cornwall off the council. I have a mortgage offer with Yorkshire BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
I need some expedited conveyancing in Cornwall as I am under an ultimatum to sign on the dotted line within 3 weeks. A mortgage is not required. Is it possible to avoid the conveyancing searches to save fees and time?
As you are are a mortgage free buyer you have the choice not to do searches although no law firm would advise that you don't. Drawing on our experience of conveyancing in Cornwall the following are instances of issues that can show up and therefore affect future saleability: Enforcement Notices, Overdue Charges, Overdue Grants, Road Schemes,...
Due to the encouragement of my in-laws I had a survey completed on a property in Cornwall ahead of instructing lawyers. I have been advised that there is a flying freehold aspect to the property. Our surveyor advised that some lenders will not give a loan on this type of premises.
It depends who your proposed lender is. Santander has different instructions from Nationwide. If you contact us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Cornwall. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Cornwall to see if the conveyancing will be more expensive.
I have just started marketing my ground floor apartment in Cornwall. Conveyancing has not commenced, however I have just received a yearly maintenance charge invoice – should I leave it to the buyer to sort out?
It best that you clear the invoice as usual as all rents and maintenance invoices will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless 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. Having a clear account will assist your cause and will leave you no worse off financially.
Leasehold Conveyancing in Cornwall - A selection of Queries before Purchasing
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Is anyone aware of any major works anticipated that will likely increase the service fees? The prefered form of lease arrangement is a share of the freehold. In this scenario the tenants benefit from control and although a managing agent is often employed where the building is bigger than a house conversion, the managing agent is directed by the tenants.
We own a leasehold flat in Cornwall. Conveyancing was completed in 2011. I have been told that I mustn’t allow the lease length get too low. Why is that a problem?
Cornwall leasehold properties are for a set term - normally just under one hundred years when they started. However many flats in Cornwall were constructed or converted in the 70’s80’s and so such leases now have under eighty years left to run. That may seem like a long time however Banks, Building Societies and other mortgage institutions generally require leases to have at least seventy five years left to be mortgageable. Accordingly when you come to sell the property you will need to extend the term of your lease if you are nearing 75 years. To enhance the saleability of your property you should be thinking about whether to extend your lease long before you come to sell it. Furthermore significant benefits to doing so before the lease hits 80 years as when the lease is less than eighty years the amount you have to pay to extend starts to increase.