I am looking to buy a house and require a conveyancing solicitor in Helston who is on the Skipton Building Society approved. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Skipton Building Society in certain locations such as Helston. We dont recommend any particular firm.
A relative advised me that in purchasing a property in Helston there may be various restrictions affecting the ability to carry out external alterations to a property. Is this right?
There are anumerous of properties in Helston which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Helston should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I currently have a mortgage with Virgin Money for my property in Helston. Conveyancing was finalised some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Virgin Money?
Virgin Money must be informed of your intention in advance of renting your property as this is likely to be a breach of Virgin Money’s mortgage conditions. It may be that Virgin Money will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. You need not do this via a Virgin Money conveyancing panel firm.
I am due to exchange contracts on my house. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being problematic. The Helston solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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.
I have been told that property searches are the number one cause of obstruction in Helston house deals. Is this right?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not figure within the common causes of delays during the legal transfer of property. Searches are not likely to be the root cause of delay in conveyancing in Helston.
Me and my brother have a semi-detached Edwardian house in Helston. Conveyancing practitioner acted for me and Accord Mortgages Ltd. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold under the exact same property. Is it worth asking Accord Mortgages Ltd to clarify?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Helston and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing lawyer who conducted the conveyancing.
I am purchasing my first flat in Helston benefiting from help to buy. The builders refused to budge the amount so I negotiated 6k of extras instead. The sale representative suggested that I not inform my lawyer about this side-deal as it could adversely affect my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
We're FTB’s - agreed a price, but the agent has warned us that the seller will only move forward if we appoint their recommended solicitors as they need a ‘quick sale’. Our preferred option is to instruct a high street solicitor used to conveyancing in Helston
It is highly unlikely the owners are driving this. If they want ‘a quick sale', turning down a serious purchaser is is going to put the whole deal at risk. Speak to the owners direct and explain that (a)you are motivated purchasers (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you intend to use your preferred Helston conveyancing firm - rather thanthe ones that will provide their estate agent a introducer fee or achieve conveyancing figures set by senior management.