It is is a decade since I bought my house in Torpoint. Conveyancing solicitors have recently been retained on the sale but I can't find the deeds. Will this jeopardise the sale?
You need not be too concerned. First the deeds may be with your mortgage company or they may stored with the conveyancers who acted in the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. Almost all conveyancing in Torpoint relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.
I have justbecome aware that Arc property Solicitors have closed. They conducted my conveyancing in Torpoint for a purchase of a leasehold flat 12 months ago. How can I establish that my home is registered correctly in the name of the previous owner?
The quickest method to check if the property is registered to you, you can make 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 Torpoint conveyancing specialists.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a straight forward, no chain conveyancing. Torpoint is where the house is located. Can you offer any advice?
Flying freeholds in Torpoint are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Torpoint you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Torpoint may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My husband and I are novice buyers - agreed a price, but the agent told us that the owners will only go ahead if we use their preferred solicitors as they want an ‘expedited deal’. We would rather use a local conveyancer accustomed to conveyancing in Torpoint
We suspect that the seller is not behind this demand. Should the vendor desire ‘a quick sale', taking such a hostile approach to a genuine buyer is not the way to achieve this. Contact the owners directly and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you intend to use your own,trusted Torpoint conveyancing firm - not the ones that will earn their estate agent a kickback or hit his conveyancing thresholds pre-set by senior management.
Harry (my fiance) and I may need to let out our Torpoint garden flat for a while due to a new job. We instructed a Torpoint conveyancing practice in 2004 but they have closed and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?
Some leases for properties in Torpoint do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I invested in buying a 2 bed flat in Torpoint, conveyancing having been completed 7 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Torpoint with an extended lease are worth £186,000. The ground rent is £55 per annum. The lease ceases on 21st October 2077
With only 53 years remaining on your lease we estimate the price of your lease extension to be between £27,600 and £31,800 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.
My husband and I are purchasing a first floor flat in Torpoint. When we first instructed conveyancer, they told us that they were on all major UK lender panels. Our mortgage broker called yesterday to advise that they don't seem to be on the Santander approved list. If it turns out to be true, what should we do? Should we just pick a different conveyancer that is on their approved list or should we cover the costs for dual representation, with Santander selecting their own preferred conveyancing practitioner.
If you are purchasing a property requiring a mortgage it is conventional for the buyer’s lawyers to also represent the purchaser's lender. In order to act for a bank or building society a conveyancer has to be on that lender's list of approved lawyers. An application has to be made by the conveyancing practitioner to the lender to become a member of the lender's panel and there are increasingly strict conditions which the property lawyer has to meet. Some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should call Santander to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on Santander's conveyancing panel and you may continue to use your own Torpoint solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.