We were just about to exchange contracts for a freehold house in Carbis Bay. We encountered a problem. Our loan offer with Barnsley Building Society runs out on 10/12/2025 but the vendors are suggesting a completion date of 12/12/2025. Can one extend the mortgage offer?
The best person to address this concern is your lawyer who is in a position to determine if he or she is better off negotiating with the mortgage company, seller’s representatives, estate agents or possibly all parties given what has gone on in your conveyancing to date.
Do all mortgage companies provide you with an approved list of Carbis Bay conveyancing solicitors? How do you know who is on the HSBC conveyancing panel?
Carbis Bay conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
Are the BSA intent on creating a searchable register to to identify solicitors on the Earl Shilton BS conveyancing panel for instance in Carbis Bay?
We have not been informed any plans on the part of the BSA to promote such a tool.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Carbis Bay is the location of the property. Can you offer any guidance?
Flying freeholds in Carbis Bay are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Carbis Bay you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Carbis Bay may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
If all goes to plan we aim to complete the sale of our £275,000 flat in Carbis Bay next week. The freeholder has quoted £348 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Carbis Bay?
Carbis Bay conveyancing on leasehold apartments normally necessitates the buyer’s solicitor sending questions for the landlord to address. Although the landlord is under no legal obligation to respond to these enquiries the majority will be willing to assist. They may invoice a reasonable charge for responding to questions or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is over three hundred pounds, in some transactions it is in excess of £800. The administration charge invoiced by the landlord must be accompanied by a summary of rights and obligations in respect of administration charges, without which the charge is not strictly payable. Reality however dictates that you have little choice but to pay whatever is requested of you if you want to sell the property.
I inherited a 2 bed flat in Carbis Bay, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Carbis Bay with a long lease are worth £211,000. The average or mid-range amount of ground rent is £45 yearly. The lease finishes on 21st October 2092
With just 67 years remaining on your lease we estimate the price of your lease extension to be between £10,500 and £12,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.
I see that you have a search directory identifying firms on the bank conveyancing panel. Do Carbis Bay conveyancing companies pay you a referral fee if I instruct them for my house purchase?
We are a listing service only for law firms wishing to communicate if they are on the bank conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Carbis Bay.