It may have been a long time coming a loan agreement from Nationwide for the refinancing of my 3 bedroom flat is expected within the next few days. Could you propose a low cost conveyancing lawyer in St Ives?
You have come to the wrong site to search for the cheapest conveyancing solicitors in St Ives. Our goal is to offer cost effective conveyancing but we do not aim to work with the cheapest lawyers. Resist the temptation to appoint brokers teasing you with ninety nine pound conveyancing in St Ives. The optimum result, in going for cheap conveyancing, you will get your money’s worth and at worst you will end up with a hefty uplift in additional fees and still not receive the service you were looking for.
I have given 2 months notice to my current landlord and must leave my rented apartment in St Ives by the end of next month. Conveyancing on my purchase is progressing. Can I complete in six weeks as I wish to avoid having to move into short term accommodation?
The normal practice is not to give notice for your tenancy until your lawyer suggests that you should. If you have not already done so, contact to your solicitor and request that they seek the assistance the sellers lawyers, try to get a realistic time scale from them that everyone will work to achieve
What is the first thing I need to know about purchase conveyancing in St Ives?
Not many law firms shout this from the rooftops but conveyancing in St Ives or throughout England and Wales is often a confrontational process. In other words, when it comes to conveyancing there exists lots of opportunity for conflict between you and other parties involved in the home moving process. E.g., the vendor, selling agent and even potentially a mortgage company. Choosing a lawyer for your conveyancing in St Ives should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the process whose responsibility is to look after your best interests and to protect you.
There is a worrying creep in the "blame" culture- someone has to be blamed for the process being so protracted. We recommend that you your first instinct should be to trust your lawyer ahead of all other players when it comes to the legal assignment of property.
We had chosen conveyancers locally in St Ives on the Clydesdale solicitor panel. They have just billed me a supplemental fee for dealing with the Clydesdale mortgage. Is this a supplemental conveyancing fee set by Clydesdale?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your solicitor is entitled to levy a fee for this. The fee is not dictated by Clydesdale but by your St Ives lawyer. Plenty of firms on the Clydesdale panel will charge ’dealing with mortgage’ fee and others do not.
We expect to receive a DIP from Skipton 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 Skipton recommend any St Ives solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?
You will need to appoint St Ives solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
I am selling my flat. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Yorkshire BS are being problematic. The St Ives solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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 buying a new build flat in St Ives. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in St Ives
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Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are surveyor prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision.
I have just started marketing my garden flat in St Ives. Conveyancing is yet to be initiated, but I have recently received a yearly service charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is pay the maintenance contribution as normal given that all ground rent and service invoices will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I bought a 1st floor flat in St Ives, conveyancing formalities finalised in 2008. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in St Ives with an extended lease are worth £216,000. The ground rent is £50 per annum. The lease finishes on 21st October 2095
With 69 years left to run the likely cost is going to be between £9,500 and £11,000 plus 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 advice on the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional 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 based on this information before seeking the advice of a professional.