I am expecting a mortgage with Lloyds. I would like to retain the legal services of a Licensed Conveyancer in Teignmouth. Does the Lloyds Conveyancing panel allow for Licensed Conveyancers?
The Lloyds conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
My partner and I are approaching an exchange on a house in Teignmouth and my mum and dad have transferred the exchange deposit to my lawyer. I am now told that as the deposit has been sent from someone other than me my solicitor needs to disclose this to my bank. Apparently, in also acting for the mortgage company he must inform them that the balance of the purchase price is coming from anyone other than me. I informed the mortgage company concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to delay the deal?
The property lawyer is obliged to clarify with lender to ensure that they are aware that the balance of the purchase price is not from your own resources. Your solicitor can only notify this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
Can you explain why leasehold purchase conveyancing in Teignmouth costs more?
The conveyancing charges on a leasehold premises in Teignmouth is inevitably more expensive as compared to a freehold acquisition or disposal. This is due to the additional work necessary in liaising with the freeholder and managing agents to collate the information concerning whether the rent and maintenance fee have been discharged and whether there are any major works due in the foreseeable future on repairs or maintenance of the building.
We are planning to buy with Melton Mowbray Building Society. I popped in 3 or 4 high street firms yet am struggling to find a Teignmouth conveyancing firm on the Melton Mowbray Building Society approved list. Please you help?
Please do take advantage of the search tool on this page. Pick the mortgage company and type Teignmouth or your preferred area and you will be presented with numerous conveyancers located in Teignmouth or by proximity to you.
I am due to move house in January. Should my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you put forward a removal company in Teignmouth. Conveyancing firm was found prior to coming across this site.
On the day of completion you will need to collect the keys from your property agent however this should only happen when the previous owners solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you can advise the removal company that they can start moving you in. We do not recommend a specific removal company but can help you choose a residential property solicitor in Teignmouth or a solicitor that specialises in conveyancing in Teignmouth.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Teignmouth lawyer on the RBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I am due to exchange contracts on my house. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Co-operative are being a right pain. The Teignmouth solicitor who is on the Co-operative conveyancing panel is saying indemnity insurance will be fine but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
My wife and I purchased a leasehold flat in Teignmouth. Conveyancing and Virgin Money mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Teignmouth who previously acted has long since retired. Do I pay?
The first thing you should do is contact HMLR to be sure that this person is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Teignmouth conveyancing firm to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I bought a 1 bedroom flat in Teignmouth, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Teignmouth with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease terminates on 21st October 2097
You have 74 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 plus costs.
The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.