Having sold my house in Camborne last November but my buyer keeps SMS messaging every few hours to say her conveyancer is waiting to hear from mine. What should have happened following completion?
Following your sale your conveyancer should send the transfer documentation and all supplemental paperwork to the purchaser's solicitors. If applicable, your lawyer must also confirm that the mortgage has been discharged to the buyers conveyancers. There is unlikely to be post completion formalities specific conveyancing in Camborne.
What is your number one tip for finding a conveyancing solicitor in Camborne
It would be unwise to be seduced by the cheapest Camborne conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
We previously chose conveyancing lawyers based in Camborne on the Bank of Ireland solicitor approved list. They have just billed me a separate sum for handling the Bank of Ireland mortgage. Is this a supplemental conveyancing fee set by Bank of Ireland?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your lawyer can levy a fee for this. The fee is not dictated by Bank of Ireland but by your Camborne conveyancer. Some firms on the Bank of Ireland panel will levy ’dealing with mortgage’ fee but plenty of practices incorporate it on their overall fee.
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Camborne 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:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who conducted the conveyancing in Camborne 4 years ago no longer exist. What are my next steps?
Assuming the title is registered the details of your proprietorship will be evidenced by HMLR with a Title Number. It is possible to carry out a search at the Land Registry, locate your property and secure current copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will usually hold a file copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.
How does conveyancing in Camborne differ for newly converted properties?
Most buyers of new build premises in Camborne approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is finished. This is because new home sellers in Camborne typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Camborne or who has acted in the same development.
Planning to sign contracts shortly on a studio apartment in Camborne. Conveyancing solicitors have said that they are sending me a report on Monday. What should I be looking out for?
The report on title for your leasehold conveyancing in Camborne should include some of the following:
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The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Who has the liability for maintaining the window frames You need to be told what is to be regarded as a Nuisance as far as the lease is concerned Are you allowed to have a pet in the flat? What you can do if a neighbour is in violation of a provision in their lease?
Leasehold Conveyancing in Camborne - Examples of Queries before buying
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How many of the leaseholders are in arrears for their service charge payments? Who manages the block? Are there any major works in the planning that will add a premium to the maintenance charges?
20 days into buying a residence in Camborne. Conveyancing solicitor has called to say the property is "Leasehold". Should this impact the marketability of the property?
Camborne conveyancing does not normally involve leasehold houses. The main factor here is the remaining lease term and the ground rent. If it's 999 years with a peppercorn rent, it's almost the same as freehold, so it shouldn't impact the value significantly.
At the other extreme, if it's, say, fifty five years it is bound to have a significant impact on the value, and probably wouldn't be acceptable to the lender. The length of lease and ground rent will be set out in the lease to be supplied to your conveyancing practitioner.