I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Plymstock conveyancer on the Coventry BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
The formalities of my remortgage has taken place for my property in Plymstock. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
My sealed bid on a semi in Plymstock has been agreed to, but there is a chain. The vendors have offered on somewhere, but it’s not yet tied up, and have viewings of other flats in the pipeline. I have selected a high street conveyancing solicitor in Plymstock. What do I do now? At what stage should I apply for the mortgage with Virgin Money?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx one thousand pounds, then survey, Plymstock conveyancing search costs, etc). The first thing to do is ensure that your solicitor is on the Virgin Money conveyancing panel. Concerning the next steps this very much depends on the circumstances of your transaction, attraction to this property and on the state of the market. During a buoyant market the majority of buyers will apply for the mortgage with Virgin Money and pay for the valuation and only if it was satisfactory would they ask their solicitor to press on with the conveyancing in Plymstock.
Do commercial conveyancing searches reveal impending roadworks that may impact a commercial premises in Plymstock?
Many commercial conveyancing solicitors in Plymstock will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Plymstock. The search result provides definitive information 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 Plymstock.
For every commercial conveyancing transaction in Plymstock it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Plymstock commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Plymstock.
I got the keys to my apartment on 10 November and my personal details is yet to be registered. Need I be worried? My conveyancing solicitor in Plymstock expressed confidence that it would be concluded inside ten days. Are titles in Plymstock uniquely lengthy to register?
There is nothing unique about conveyancing in Plymstock registration formalities. As opposed to being determined by geographic area, timescales can vary according to the party submitting the application, whether there are errors and if the Land registry have to notify any third parties. As of today roughly 80% of such applications are fully addressed in less than three weeks but occasionally there can be protracted hold-ups. Registration occurs after the purchaser is living at the property therefore an expedited registration is not typically primary concern yet if there is a degree of urgency associated with the registration then you or your conveyancer could communicate with the Registry to express the reasoning for an expedited registration.
Due to the encouragement of my in-laws I had a survey completed on a house in Plymstock prior to appointing conveyancers. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some banks tend not grant a loan on such a property.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. If you e-mail us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Plymstock. Conveyancing may be slightly more expensive based on your lender's requirements.
Having had my offer accepted I require leasehold conveyancing in Plymstock. Before diving in I would like to find out the remaining lease term.
Assuming the lease is registered - and almost all are in Plymstock - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I am the registered owner of a 1st floor flat in Plymstock, conveyancing was carried out in 2006. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Plymstock with a long lease are worth £186,000. The ground rent is £55 per annum. The lease finishes on 21st October 2074
With just 52 years left to run the likely cost is going to span between £29,500 and £34,000 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.
We have AIP from Santander who said that they will lend up to £400k. When do I need to appoint a solicitor for conveyancing? Plymstock is where we plan to move to.
It would be wise to appoint a conveyancer now so that the lawyer can open the ledger so they can conduct the AML checks etc. Once you wish them to start work they will seek a payment on account normally about £175. That would normally be after you have the loan offer from the bank and valuation results, but should you want to speed the process you can start quicker even though you may be risking some expense.