The St Mawes conveyancing firm handling our St Mawes conveyancing has identified an inconsistency when comparing the assumptions in the home valuation report and what is in the conveyancing documents. My solicitor informs me that he needs to check that the lender is OK with this discrepancy and is content to go ahead. Is my conveyancer’s stance right?
Your lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
The St Mawes conveyancing lawyers that I appointed last week on my house acquisition in St Mawes have suddenly shut down. I only went with them because I had to have a solicitor on the Santander conveyancing panel and my preferred St Mawes lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Santander conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.
Me and my partner are buying a property in St Mawes. It might be a silly question but how we can trust a conveyancer? At some point we will need to deposit funds into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
When it comes to lenders such as Barclays, do St Mawes property lawyers face a yearly amount to be on the conveyancing panel?
We are not aware of any lender fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
We have agreed to purchase a house in St Mawes. A rare aspect is that the roof has a solar panel. Aldermore have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Aldermore your lawyer must check the formal instructions set out in Section two of UK Finance Lenders’ Handbook for Aldermore. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Aldermore where a lease does not meet these provisions. The conditions relate to the installation of panels on properties in England and Wales and is not limited to St Mawes.
I am buying a new build flat in St Mawes. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in St Mawes
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
In what way can the Landlord & Tenant Act 1954 impact my business premises in St Mawes and how can your lawyers assist?
The 1954 Act affords security of tenure to commercial lessees, granting the a statutory right to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act for protection and help with commercial conveyancing in St Mawes
My wife and I purchased a leasehold house in St Mawes. Conveyancing and Lloyds TSB Bank mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1994. The conveyancing solicitor in St Mawes who acted for me is not around. What should I do?
First contact HMLR to make sure that the individual claiming to own the freehold is indeed the new freeholder. It is not necessary to incur the fees of a St Mawes conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I invested in buying a 1 bedroom flat in St Mawes, conveyancing formalities finalised 10 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in St Mawes with an extended lease are worth £216,000. The ground rent is £50 yearly. The lease terminates on 21st October 2093
You have 69 years remaining on your lease we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as legals.
The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.