Completed the sale of my flat in St Austell last October yet the purchaser is telephoning me complaining that his solicitor is waiting to hear from mysolicitor. What are the post completion sale legalities following completion?
Post completion of your house sale your solicitor should forward the transfer documentation and all of the paperwork to the purchaser's conveyancer. Where appropriate, your solicitor should also send confirmation that the home loan has been discharged to the buyers lawyers. There are no post completion procedures specific conveyancing in St Austell.
My conveyancer has informed me that missing deeds insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in St Austell?
The right level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between Lloyds TSB Bank and The Royal Bank of Scotland. Conveyancing practitioners as opposed to members of the public take out such insurances.
I have paid off my mortgage with Skipton. I assume I don't need a St Austell conveyancer on the Skipton panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton 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 Skipton mortgage from the register. Skipton, 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 Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
I am selling my house. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being a right pain. The St Austell solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am looking for a flat up to £305k and identified one close by in St Austell I like with a park and transport links nearby, the downside is that it's only got 61 years on the lease. There is not much else in St Austell in this price bracket, so just wondered if I would be making a mistake buying a short lease?
Should you require a mortgage the remaining unexpired lease term may be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.
Am I right to be concerned by estate agents that I am dealing with are encouraging me to use a nationwide conveyancing firm rather than a High Street St Austell conveyancing company?
As with lots of service providers, often referrals from family and friends can be most helpful. But there are lots of players in a conveyancing matter; estate agents, financial adviser and banks may suggest conveyancers to use. On occasion the lawyers might be known to one of the organisations as experts in their field, but sometimes there exists a financial incentive behind the endorsement. You have the right to appoint your preferred conveyancer. You need to be aware that most banks specify a panel list of lawyers you must use for the lender aspect of your house move.
My husband and I are four weeks into a residential purchase having been recommend to conveyancers by the high street agent to handle our conveyancing in St Austell. I am am extremely disappointed with the level of service. Could you you assist me in finding new lawyers?
A lawyer would have to be very bad to suggest changing them. Has your mortgage offer been sent? If so you must make them aware of the new contact details and get the loan are re-issued. Your conveyancer should be on the banks panel to avoid escalating charges and frustration. So that should be your starting point. The search tool will assist you in finding a lender approved lawyer for your conveyancing in St Austell
Expecting to exchange soon on a studio apartment in St Austell. Conveyancing lawyers assured me that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in St Austell should include some of the following:
The total ownership of the property. This will be the apartment itself but could also incorporate a roof space or basement if applicable. What options are open to you if a neighbour is in violation of a provision in their lease? Does the lease require carpeting throughout thus preventing wood flooring? specifics of the parties to the lease, e.g. these could be the leaseholder, head lessor, freeholder Whether your lease has a provision for a reserve account for major works?
St Austell Conveyancing for Leasehold Flats - Sample of Questions you should ask before Purchasing
It would be sensible to discover as much as possible concerning the company managing the building as they will either make life much easier or uncomfortable. As the owner of a leasehold property you will be at the mercy of the managing agents both financially and when it comes to day to day issues like the upkeep of the common parts. Ask other tenants whether they are happy with their management. On a final note, find out the dates that the service charges are due to the managing agents and precisely what it includes. How much is the ground rent and service charge? Generally speaking the outlay for major works tend not to be included within maintenance charges, although some managing agents in St Austell obliged leaseholders to pay into a sinking fund and this is used to offset against major works.