My wife and I purchasing a detached bungalow in Padstow. The intention is to convert the garage to a playroom at the property.Will the conveyancing process involve checks to see if these works are prohibited?
Your property lawyer will review the registered title as conveyancing in Padstow will sometimes identify restrictions in the title deeds which prohibit certain works or require the permission of another owner. Many extensions call for local authority planning permissions and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
UBS have agreed my mortgage in principle, my offer on a property in Padstow has been accepted, now what?
Your estate agent will wish to be advised as to your property lawyer's details (make sure the property lawyers are on the bank’s approved list). Telephone UBS or the broker and finalise any relevant documentation. UBS will appoint a valuer who will get in contact with the estate agent or vendor to book an appointment. Once carried out (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. UBS will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Padstow.
After what seems like an age I have had an offer on an apartment in Padstow agreed to, the sellers do however have an associated purchase. The vendors have offered on a property, but it’s not been accepted yet, and are looking at other apartments booked. I have instructed a bricks and mortar conveyancing solicitor in Padstow. What should be my next step? When do I get the mortgage application with RBS started?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of £1k, then survey, Padstow conveyancing search charges, etc). First, you should check that your lawyer is on the RBS conveyancing panel. As to the next phase this very much depends on the uniqueness of your transaction, attraction to this property and on the state of the market. In a rising market the majority of buyers would apply for a home loan with RBS and pay for the valuation and only if it was satisfactory would they request their conveyancing practitioner to press on with the conveyancing in Padstow.
We are selling our property in Padstow and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the purchasers are using an online conveyancing practice as opposed to a conveyancing solicitor in Padstow. We have lived in Padstow for 5 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Me and my brother have a terraced Victorian property in Padstow. Conveyancing practitioner represented me and The Royal Bank of Scotland. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??
You need to 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Padstow and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing solicitor who completed the work.
I am buying my first flat in Padstow benefiting from help to buy. The builders would not budge the price so I negotiated 6k of additionals instead. The property agent told me not reveal to my solicitor about this side-deal as it would affect my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
My business partner and I are looking to take an assignment of a lease of an office on a shopping parade. Can you recommend solicitors offering fixed fees for non-domestic conveyancing in Padstow for less than £2000?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Padstow, including the sale and acquisition of businesses as well as simply premises. Whether you are looking to buy or lease a shop, pub, restaurant, office, retail unit or a complete business we will find you the right solicitor. As for the charges this will depend on the structure and heads of terms of the deal. Please provide us with your contact information or call us so that we may provide you with a detailed commercial conveyancing quote.
I am a negotiator for a busy estate agency in Padstow where we have witnessed a number of flat sales jeopardised due to short leases. I have received conflicting advice from local Padstow conveyancing solicitors. Could you shed some light as to whether the vendor of a flat can start the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder 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 buyer.
I purchased a split level flat in Padstow, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Padstow with over 90 years remaining are worth £191,000. The ground rent is £55 yearly. The lease runs out on 21st October 2075
You have 54 years unexpired the likely cost is going to range between £31,400 and £36,200 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.