I have just started taking steps with a view to swapping over from my existing standard mortgage to a BTL Halifax mortgage. I was told by my mortgage that I require a lawyer as part of the process. I had a chat my previous St Ives conveyancing practitioner who dealt with the legals when I originally bought the property. The quote issued of £450 plus VAT has taken me by surprise as its a refinance than a sale or purchase.
The estimate does seem a little overpriced. Where you are willing to expend time scrutinising costs you may be able to get the conveyancing a bit cheaper by as much as £100 plus VAT. On the other hand, providing that you were happy with the legal work the firm provided you maycome to regret choosing an an untested solicitor. Don't forget to ensure the conveyancer can also act for Halifax. You can make use of our search tool to choose a St Ives conveyancing firm on the Halifax conveyancing panel, which can often include conveyancing solicitors in St Ives.
I am buying a property mortgage free in St Ives. I have lived for the last twelve years in St Ives. Conveyancing searches are expensive. As I know the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a mortgage, then almost all of the St Ives conveyancing searches are at your discretion. Your lawyer will try and sway you, perhaps strongly, that you should have searches done, but he has a professional duty to take that path of encouragement . Do consider; if you are intend to sell the house in the future, it may be of interest to your future buyer what the searches disclose. On occasion premises with apparent issues can still throw up negative search results. A competent conveyancing solicitor in St Ives should provide you some practical advice in this regard.
We are purchasing a terrace house in St Ives. We would like to convert the garage to an office at the property.Will legal work on the property involve investigations to determine if these works are permitted?
Your solicitor will check the registered title as conveyancing in St Ives will sometimes identify restrictions in the title documents which prevent certain alterations or require the consent of a 3rd party. Some additions need local authority planning permissions and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
We expect to receive a AIP from Nottingham this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nottingham recommend any St Ives solicitors on the Nottingham conveyancing panel, or is it better to go independently?
You will need to appoint St Ives solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a St Ives lawyer on the Clydesdale panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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 Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I used Arc property Solicitors a few years ago for my conveyancing in St Ives. I now require my papers however cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in St Ives of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a leasehold apartment up to £235,500 and identified one round the corner in St Ives I like with a park and station in the vicinity, however it's only got 61 remaining years left on the lease. I can't really find anything else in St Ives in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a home loan the shortness of the lease will be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
My wife and I may need to let out our St Ives basement flat for a while due to a career opportunity. We instructed a St Ives conveyancing firm in 2004 but they have since shut and we did not have the foresight to get any advice as to whether the lease allows us to sublet. How do we find out?
Your lease governs relations between the landlord and you the leaseholder; in particular, it will indicate if subletting is not allowed, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in St Ives do not prevent an absolute prevention of subletting – such a clause would undoubtedly devalue the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a copy of the tenancy agreement.
I acquired a ground floor flat in St Ives, conveyancing was carried out in 2002. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in St Ives with an extended lease are worth £179,000. The average or mid-range amount of ground rent is £65 per annum. The lease ends on 21st October 2078
With just 57 years remaining on your lease we estimate the price of your lease extension to range between £26,600 and £30,800 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.