Unfortunately I am unable to travel far from Torpoint. Can you please spell out why all Torpoint solicitors are not on all mortgage company panels?
Before the recession most lenders displayed an approach to risk which is different from today. The financial regulator in 2010 conducted a thematic review into fraud which in summary warned lenders: know the conveyancers on your panel. Accordingly, lenders have since requiredmore data from law firms concerning their processes and the individuals who work for them and set certain criteria such as completing a minimum volume of transactions. Many law practices have found themselves removed from lender panels even though they had an exemplary track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms found it impossible meet the criteria of amount of transactions the mortgage companies insisted on.
I am buying a right to buy a flat in Torpoint. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Torpoint you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Torpoint.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Torpoint?
There are many registered licenced Conveyancers in Torpoint and Solicitor firms in Torpoint who provide Conveyancing services We would stress that both are regulated professionals specialising in the legal aspects of the home buying process. The two can deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
We were going to get a OIP from UBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any Torpoint solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Torpoint solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
After months of negotiation I have agreed a price on a house in Torpoint. My mortgage broker suggested a lawyer. I paid an upfront payment of £200. Not long after, the lawyer contacted me sheepishly admitting that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am looking to sell my property. My past solicitors has retired. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Torpoint if that makes a difference.
You should use our search tool to help you choose a solicitor for your conveyancing in Torpoint. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.
I am employed by a busy estate agency in Torpoint where we have witnessed a few flat sales jeopardised due to leases having less than 80 years remaining. I have been given inconsistent advice from local Torpoint conveyancing solicitors. Please can you confirm whether the vendor of a flat can instigate the lease extension formalities for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I invested in buying a garden flat in Torpoint, conveyancing having been completed 10 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Torpoint with a long lease are worth £191,000. The ground rent is £55 yearly. The lease finishes on 21st October 2079
With only 54 years unexpired the likely cost is going to be between £32,300 and £37,400 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.
I own a leasehold flat in Torpoint. Conveyancing was finalised in last year. I have heard that I should not let the the remaining lease term to fall too short. What is the reasoning?
Torpoint leasehold properties are for a fixed term - often just under one hundred years when they started. However a significant flats in Torpoint were constructed or converted in the 70’s80’s and so such leases now have under eighty years unexpired. This may sound like plenty of time but Banks, Building Societies and other mortgage companies on the whole require leases to have at least 75 years remaining to be mortgageable. This means that when you come to sell the property you will need a lease extension if you are nearing 75 years. To maximise the saleability of your property you should be thinking about whether or not to extend your lease well in advance of selling the property. Furthermore advantages to taking action before the lease hits eighty years as when the lease falls below 80 years the amount to be paid to extend starts to increase.