Much to our surprise we have been told by our broker that my Lynton property lawyer is not on the lender Conveyancing panel. What can I do to check?
You need to contact your Lynton conveyancer. You lawyer should advise you what has happened. If they are not on the panel they may recommend you to a Lynton conveyancing firm that is on the approved list of lawyers for your lender.
Completion of my remortgage has taken place for my property in Lynton. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I recently had an offer agreed on a house in Lynton. My financial adviser suggested a conveyancer. I paid an on account payment of £225. Soon after, the conveyancer contacted me to say that they were not on the Nottingham conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nottingham panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my apartment. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Principality are being difficult. The Lynton solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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.
What will a local search reveal about the house my wife and I purchasing in Lynton?
Lynton conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company such as Searchflow The local search is essential in every Lynton conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your new home. The search should provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
2 months have gone by since my purchase conveyancing in Lynton took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently bought a leasehold flat in Lynton. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous owner 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. It is an essential part 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 1 bedroom flat in Lynton, conveyancing was carried out October 2000. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Lynton with a long lease are worth £192,000. The ground rent is £55 invoiced every year. The lease terminates on 21st October 2080
With just 54 years unexpired we estimate the price of your lease extension to be between £32,300 and £37,400 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. 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 taken into account and you obviously want to 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.
My fiance and I are are looking to find a responsive conveyancing solicitor in Lynton to help me sell my place. I want to avoid being ripped off but with many Lynton conveyancing firms to pick from...who's the best?
To fee estimates for your move via conveyancing firms that offers services in Lynton please make the most of our quote tool.