It has come to my attention via my mortgage adviser that my Padstow solicitor is not on the mortgage company Solicitor panel. What can I do to be certain that this is indeed the case?
The first thing you need to do is to contact your Padstow lawyer directly. You lawyer should notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
Last January we completed a house move in Padstow. We have since encountered a number of problems with the property which we suspect were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that needed to have been conducted for conveyancing in Padstow?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Padstow. Conveyancing searches and due diligence undertaken during the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, the vendor completes a document called a SPIF. If the information provided is incorrect, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Padstow.
I'm purchasing my first flat in Padstow with a mortgage from Chelsea Building Society. The sellers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The property agent advised me not to tell my lawyer about this deal as it will put at risk my mortgage with Chelsea Building Society. Should I keep quiet?.
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.
I'm refinancing my current property to a BTL mortgage with Barclays and I will use the ballance of the raised equity as a deposit on further property. The area we are interested in is Padstow. Will your solicitors be able to act for both sets of mortgage companies and link together the conveyances?
Make use of our comparison tool on this site to be sure that the conveyancers are on the relevant lender panels. Having checked that they are your lawyer should be able to connect the two conveyancing matters but you should talk with you conveyancer and specify your expectations and needs.
Having checked my lease I have discovered that there are only Sixty One years remaining on my lease in Padstow. I am keen to get lease extension but my landlord is missing. What are my options?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to locate the landlord. For most situations an enquiry agent may be helpful to carry out a search and to produce a report to be used as evidence that the landlord can not be located. It is wise to seek advice from a conveyancer in relation to devolving into the landlord’s disappearance and the application to the County Court covering Padstow.
Padstow Leasehold Conveyancing - Examples of Questions you should consider Prior to buying
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Please inform me if there are any major works on the horizon that could add a premium to the service fees? Its a good idea to find out as much as possible regarding the company managing the building as they will impact your use and enjoyment of the property. Being a leasehold owner you are frequently in the clutches of the managing agents from a financial perspective and when it comes to practical matters such as the upkeep of the communal areas. Don't be shy to ask prospective neighbours what they think of their management. In conclusion, be sure you understand the dates that the maintenance fees are due to the managing agents and precisely what it includes.
What do I do if I am dissatisfied with the conveyancing practitioner who carried out our conveyancing in Padstow?
Occasionally the level of service you receive is not as you expect, and unfortunately sometimes things do go wrong. However there is recourse where you were unhappy with your conveyancing in Padstow. This varies from trying to resolve matters directly with them, through to reporting a solicitor to their regulator. If things still aren’t sorted out you may consider enlisting the help of the Legal Ombudsman.