My Hayle conveyancer has identified an inconsistency between the surveyor’s assumptions in the home valuation survey and what is in the legal papers for the property. My solicitor has advised that he must ensure that the bank is OK with this discrepancy and is still content to lend. Is my lawyer’s stance right?
Your lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Can I use your services to find a Conveyancing solicitor in Hayle even if I’m not buying or selling a house, for instance where I wish to buy an office in Hayle with a loan from Lloyds TSB Bank?
Our search tool is predominantly used to help choose residential conveyancing solicitors in Hayle but we have recorded towards the end of this page a selection of Hayle commercial conveyancing firms. You will need to speak with the firm directly to establish if they are also authorised to represent Lloyds TSB Bank
We are buying a apartment in Hayle. It might be a silly question but how we can trust a lawyer? At some point we have to deposit our life savings into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Are all Hayle Conveyancing Quality Solicitors on the Lloyds conveyancing list of approved practices?
A selection of lenders now use CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
I am due to exchange contracts on my apartment. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, TSB are being difficult. The Hayle solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
The deeds to my home can not be found. The solicitors who dealt with the conveyancing in Hayle 10 years ago have long since closed. Will I be able to sell the house?
You no longer need to hold title deeds to evidence that you are the owner of your registered land or property, given that the Land Registry have everything they need in a digital format.
I decided to have a survey carried out on a property in Hayle ahead of instructing solicitors. I have been told that there is a flying freehold overhang to the house. Our surveyor has said that some mortgage companies tend not give a mortgage on a flying freehold property.
It depends who your proposed lender is. Santander has different instructions for example to Nationwide. Should you wish to telephone us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Hayle. Conveyancing may be slightly more expensive based on your lender's requirements.
All being well we will complete our sale of a £200,000 flat in Hayle in 5 days. The freeholder has quoted £312 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Hayle?
For most leasehold sales in Hayle conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Addressing conveyancing due diligence questions
Where consent is required before sale in Hayle
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I acquired a studio flat in Hayle, conveyancing formalities finalised 9 years ago. How much will my lease extension cost? Comparable flats in Hayle with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 levied per year. The lease comes to an end on 21st October 2088
With 63 years unexpired the likely cost is going to span between £16,200 and £18,600 as well as professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.