Me and my partner are acquiring residence in Tavistock. My lawyer has never been on on the bank solicitor list. Is it possible for me to appoint my Tavistock conveyancing solicitor notwithstanding that they are not on the bank approved list?
You have numerous choices open to you here
- Proceed with your existing Tavistock conveyancing practitioner but your bank will no doubt instruct a conveyancing practitioner on their approved list. This will result in additional cost together with potential interruption.
- Get a fresh lawyer to act in the purchase, obviously checking they are on the lender conveyancing panel.
- Convince your conveyancer to pull out all the stops to get accepted on the lender’s conveyancing panel
My grandfather passed away six months ago and as sole heir and executor I was left the house in Tavistock. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this allowed?
Where you intend to re-mortgage then Yorkshire BS will require that you use a conveyancer on the Yorkshire BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Yorkshire BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Yorkshire BS mortgage is registered as a charge at the Land Registry.
We are buying a house in Tavistock. It might be a silly question but how we can trust a solicitor? On the day of competition we have to put our life savings into their account. What is the protection we have from them run away with our money?
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.
I am helping my step-mother sell her flat in Tavistock. Does the solicitor arrange the energy assessment or it is for the seller to see to?
After the demise of Home Information Packs, EPC’s was left as a mandatory element of moving property. An EPC should be commissioned prior to the property being placed on the market. It is not as aspect of the sale process that law firms normally organise. If you are instructing a Tavistock conveyancing practitioner they might be able to arrange EPC’s due to their contacts with long established local energy assessors
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Tavistock solicitor - who is on the Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Tavistock postcode. As you are getting a mortgage with Coventry BS, you could contact them to see if they have a list of approved surveyors in Tavistock.
I have justfound out that Action Conveyancing have closed. They conducted my conveyancing in Tavistock for a purchase of a leasehold apartment 12 months ago. How can I establish that my home is not still registered in the name of the former proprietor?
The easiest way to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Tavistock conveyancing specialists.
Harry (my fiance) and I may need to rent out our Tavistock 1st floor flat temporarily due to taking a sabbatical. We instructed a Tavistock conveyancing practice in 2003 but they have since shut and we did not have the foresight to get any guidance as to whether the lease allows us to sublet. How do we find out?
Your lease dictates the relationship between the landlord and you the flat owner; specifically, it will set out if subletting is banned, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Tavistock do not prevent subletting altogether – such a clause would undoubtedly devalue the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a copy of the sublease.
I purchased a basement flat in Tavistock, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Tavistock with an extended lease are worth £206,000. The ground rent is £45 invoiced annually. The lease runs out on 21st October 2090
With 65 years unexpired we estimate the premium for your lease extension to be between £13,300 and £15,400 as well as 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 provide the actual costs in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.
What is the reason for my conveyancer requiring a list of items of identification ahead of starting selling or buying a property in Tavistock?
Tavistock lawyers are obliged by the Law Society, Solicitors Regulation Authority, the Land Registry and current AML legislation to record that the have checked the identity of their clients. It will also be a requirement of your mortgage offer. In addition they have to complete various forms, particularly those relating to SDLT and need to have information such as your full names, NI number and DOB.