It is 10 years ago since I bought my house in St Agnes. Conveyancing lawyers have recently been retained on the sale but I am unable to find the title deeds. Is this a major issue?
Don’t worry too much. First there is a possibility that the deeds will be retained by your mortgage company or they may still be with the lawyers who acted in the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Nearly all conveyancing in St Agnes involves registered property but in the unlikely event that your property is not registered it is more of a problem but is not insurmountable.
I am planning to move property in September. Does my conveyancing solicitor update the removal company on the completion day. On a separate note, can you put forward a removal company in St Agnes. Conveyancing lawyer was found before I stumbled across this site.
On the afternoon of completion you can pick up the house keys from the property agent however this should only occur after the sellers solicitors confirm to the agent that the monies to complete are in and the keys can be handed over. After that you can advise the removal company that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can help you locate a residential property solicitor in St Agnes or a lawyer with expertise in conveyancing in St Agnes.
Can you point me to a directory of Principality panel conveyancers in St Agnes on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. Very few mortgage companies make their panel listings viewable online. Where you are in need of a St Agnes solicitor on the Principality please make the most of our facility.
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local St Agnes solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own St Agnes surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I'm buying a new build house in St Agnes with a loan from HSBC Bank. The developers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not disclose to my conveyancer about the side-deal as it would put at risk my mortgage with the lender. Is this normal?.
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.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a quick, chain free conveyancing. St Agnes is where the house is located. Is there any advice you can give?
Flying freeholds in St Agnes are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside St Agnes you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Agnes may determine 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 am 18 days into a freehold purchase having been directed to conveyancers by the high street agent to handle our conveyancing in St Agnes. We are not happy. Could you you assist me in finding new solicitors?
They would have to be really bad to suggest diss instructing them. Has the loan offer been sent? In the event that it has you must advise them of the new contact details and ensure the loan are issued to the new lawyers. The conveyancer needs to be on the lenders approved list to avoid added expenses and delays. So that should be your first question of the new conveyancers. Our search tool should assist you in finding a bank approved solicitor for your conveyancing in St Agnes
The mortgage agreement from a lender for the remortgage of my 4 bedroom maisonette is expected imminently. Can you recommend an efficient remortgage conveyancing lawyer in St Agnes ?
You are on the wrong site if you are in need of the lowest fares for conveyancing in St Agnes. Our aim is to provide excellent value conveyancing but we do not aim to work with the cheapest lawyers. Avoid the trap of appointing brokers offering £99 conveyancing in St Agnes.In your best case scenario, in going for cheap conveyancing, you will end up with what you pay for and at worst you will end up paying a lot in additional fee and still not receive the service required.