Me and my fiance are buying residence in Newquay. My lawyer is not listed on the bank conveyancing panel. Is it possible for me to use my Newquay conveyancing solicitor even though they are not on the bank panel of approved conveyancing solicitors?
You must appoint a property lawyer to deal with the legal work required when you need a mortgage to buy your home. The conveyancing practitioner will carry out all the relevant legal checks on the property, ensuring that you will be registered as proprietor and ensure that all the necessary mortgage paperwork is dealt with. You can select a Newquay solicitor of your choosing. Nevertheless, where the lawyer selected is not on the lender approved list additional costs will arise as separate legal representation will be required by them. Conveyancing panel applications may be submitted, so provided your conveyancer has not in the past sought membership they can do so.
Can I use your services to locate a Conveyancing solicitor in Newquay even if I’m not buying or selling a house, for instance if I intend to buy a shop in Newquay with a loan from Virgin Money?
Our search tool is mainly there to locate domestic conveyancing solicitors in Newquay but we have listed at the bottom of this page a few Newquay commercial conveyancing firms. You will need to make contact with the firm directly to check if they can also act for Virgin Money
We just had an offer accepted to purchase with Norwich and Peterborough Building Society. I popped in a few local firms yet am unable to find a Newquay conveyancing firm on the Norwich and Peterborough Building Society approved list. Please you assist?
Please do take advantage of the search tool on this site. Pick the lender and type Newquay or your location and you will discover numerous conveyancers offices in Newquay or near you.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Newquay is the location of the property. Can you offer any advice?
Flying freeholds in Newquay are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Newquay you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Newquay may decide 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.
I work for a long established estate agent office in Newquay where we see a number of leasehold sales derailed due to short leases. I have received conflicting advice from local Newquay conveyancing solicitors. Please can you shed some light as to whether the seller of a flat can initiate the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I own a 1 bedroom flat in Newquay, conveyancing having been completed 8 years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Newquay with a long lease are worth £260,000. The ground rent is £45 levied per year. The lease terminates on 21st October 2094
With only 74 years remaining on your lease we estimate the premium for your lease extension to range between £8,600 and £9,800 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.
A licensed conveyancer dealt with my conveyancing in Newquay seven years ago and was holding my title documents but has since been shut down – What can I do to get hold of them?
Title deeds, as such, no longer exist as the majority of homes in Newquay are recorded electronically at Land Registry. Where you need to establish evidence of proprietorship or are selling or re-mortgaging your conveyancing practitioner should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.