We wanted to use a conveyancing solicitor in Plymouth for our home move. Our financial adviser has since notified us that our mortgage lenders Nottingham Building Society won't deal with them. Why is this not regarded as unfair competition?
A decade ago most mortgage companies had a different appetite for risk. Almost all Plymouth conveyancing firms would have been on many mortgage company panels. The FSA in 2010 conducted a thematic review into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more data from law firms concerning their operations and their employees and establishing certain criteria such a completing on a minimum amount of transactions. Many Plymouth conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Plymouth is amongst the hundreds of areas where the conveyancers we list are members of the panel for Nottingham Building Society.
Should commercial conveyancing searches reveal proposed roadworks that may impact a commercial estate in Plymouth?
Its becoming the norm that commercial conveyancing solicitors in Plymouth will perform a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Plymouth. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Plymouth.
For each commercial conveyancing transaction in Plymouth it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Plymouth commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Plymouth.
I purchased a 4 bedroom Georgian house in Plymouth. Conveyancing solicitor represented me and HSBC Bank. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??
You should read 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 Plymouth and other locations in 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 buyers. You can also question the position with your conveyancing lawyer who conducted the purchase.
I'm refinancing my existing home to a BTL loan with Clydesdale and intend to use the remaining equity as a down payment on a second property. The area we are talking about is Plymouth. Will your lawyers be able to act for both sets of lenders and link together the transactions?
Do use our search tool on this page to check that the solicitors are on the appropriate lender panels. Having checked that they are the solicitor will be able to tie up the two deals but you should have a chat with you conveyancer and specify your expectations and requirements.
In my capacity as executor for the estate of my father I am selling a residence in Cardiff but I am based in Plymouth. My solicitor (who is 200 kilometers awayhas requested that I execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Plymouth to attest and place their company stamp on the document?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are Plymouth based
There are only Fifty years left on my lease in Plymouth. I need to get lease extension but my landlord is can not be found. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to find the freeholder. In some cases an enquiry agent should be useful to conduct investigations and to produce an expert document to be used as evidence that the freeholder can not be located. It is wise to seek advice from a solicitor both on investigating the landlord’s disappearance and the vesting order request to the County Court covering Plymouth.
I inherited a split level flat in Plymouth, conveyancing was carried out February 2012. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Plymouth with a long lease are worth £260,000. The average or mid-range amount of ground rent is £45 per annum. The lease ends on 21st October 2096
You have 74 years left to run we estimate the price of your lease extension to be between £8,600 and £9,800 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.