Do lenders provide you with an approved list of St Ives conveyancing solicitors? How do you know who is on the TSB conveyancing panel?
St Ives conveyancing firms themselves provide us confirmation that they are on the TSB conveyancing panel as opposed to being supplied with a list from TSB directly.
I have an AIP. The bank mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would much rather instruct a St Ives based conveyancing firm?
Do check but the chances are that appoint one of their panel conveyancers should you want the "fee-free" incentive. Speak to the lender to explore if they make available a cash alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near St Ives.
We are purchasing a detached bungalow in St Ives. We would like to carry out an extension to the side at the property.Will legal conveyancing on the property include enquiries to determine if these alterations are permitted?
Your property lawyer will check the registered title as conveyancing in St Ives can sometimes reveal restrictions in the title documents which restrict categories of changes or require the permission of a 3rd party. Certain works require local authority planning consent and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these things with a surveyor prior to committing yourself to a purchase.
After weeks of negotiation I have agreed a price on an apartment in St Ives. My mortgage broker recommended their conveyancers. I paid an on account payment of £225. Soon after, the property lawyer contacted me to say that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am due to exchange contracts on 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, Aldermore are being a right pain. The St Ives solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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.
Are there restrictive covenants that are commonly identified as part of conveyancing in St Ives?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in St Ives. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am looking for a ground for flat up to £305k and found one close by in St Ives I like with amenity areas and station nearby, the downside is that it only has 51 years unexpired on the lease. There is not much else in St Ives suitable, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a mortgage the remaining unexpired lease term may be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you may request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
Looking forward to sign contracts shortly on a garden flat in St Ives. Conveyancing lawyers inform me that they will have a report out to me next week. What should I be looking out for?
The report on title for your leasehold conveyancing in St Ives should include some of the following:
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You would want to receive a copy of the lease How long the lease is. You should receive guidance as what happens when the lease ends, and informed of the importance of the 80 year mark Where does the liability rest to repair and maintain the building. It is important for you to know which party is liable for the repair and maintenance of every part of the building Your solicitors should enable you to have an understanding of the insurance requirements
I bought a 2 bed flat in St Ives, conveyancing formalities finalised in 2000. Can you work out an approximate cost of a lease extension? Equivalent properties in St Ives with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £45 yearly. The lease runs out on 21st October 2087
With only 62 years left to run the likely cost is going to be between £17,100 and £19,800 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.