We are about to sign contracts for a garden flat in Calstock. We encountered a problem. The mortgage offer with Santander expires on 9/11/2020 but the owners are putting forward a completion date of 11/11/2020. Is it possible to extend the mortgage offer?
The best person to deal with your question is your lawyer who will assess whether he or she is should be discussing with the mortgage broker, vendor’s lawyers, selling agents or indeed all parties based on what has gone on in your conveyancing to date.
Completed the sale of my flat in Calstock last May but my buyer keeps e-mailing every few hours to say her lawyer needs to hear from myconveyancer. What should my lawyer have done following completion?
Post completion of your disposal your conveyancer should forward the transfer deeds and all additional paperwork to the purchaser's solicitors. Depending on the transaction, your conveyancer should also send confirmation that the mortgage has been redeemed to the buyers lawyers. There is unlikely to be post completion tasks peculiar conveyancing in Calstock.
I am purchasing a new build flat in Calstock. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Calstock you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Calstock.
Should my conveyancer be raising questions regarding flooding as part of the conveyancing in Calstock.
The risk of flooding is if increasing concern for lawyers dealing with homes in Calstock. There are those who purchase a property in Calstock, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Lawyers are not best placed to give advice on flood risk, but there are a number of searches that can be undertaken by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in Calstock. The standard completed inquiry forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a usual question of the owner to determine if the premises has ever been flooded. In the event that flooding has previously occurred which is not revealed by the owner, then a buyer could commence a legal claim for losses as a result of such an misleading reply. The buyer’s lawyers will also order an environmental search. This should indicate whether there is a recorded flood risk. If so, more detailed investigations should be carried out.
My business partner and I are planning to take over a lease of a shop on the high street. Can you recommend solicitors offering competitive fees for commercial conveyancing in Calstock for less than 1500k?
We can recommend firms who have well rounded knowledge of commercial conveyancing in Calstock, including the disposal and acquisition of businesses as well as simply property. If you are intending to purchase or sell a shop, pub, restaurant, office, retail premises or a complete business we can put you in touch with the right firm. Regarding the fees this will depend on the structure and complexity of the proposed transaction. Please provide us with your details or email us so that we can furnish you with comprehensive commercial conveyancing calculation.
I've recently bought a leasehold house in Calstock. Do I have any liability for service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a garden flat in Calstock, conveyancing formalities finalised December 2010. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Calstock with over 90 years remaining are worth £216,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2089
With only 69 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.