I am purchasing an apartment in Trelogan. My Conveyancer is not listed on the lender solicitor panel. Can I still use my Trelogan conveyancing solicitor even though they are not on the mortgage company list of approved lawyers?
You have a number of alternatives available to you here
- Complete the purchase with your existing Trelogan lawyer but your bank will need to use a conveyancing practitioner on their approved panel. This will result in additional cost and likely interruption.
- Choose a fresh property lawyer to act in the purchase, ensuring that they are on the bank conveyancing panel.
- Convince your solicitor to apply to join the mortgage company panel
It is is a decade since I bought my home in Trelogan. Conveyancing solicitors have now been instructed on the sale but I can't locate the title deeds. Will this jeopardise the sale?
You need not be too concerned. First the deeds may be kept by your lender or they could be in the possession of the conveyancers who oversaw your purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Almost all conveyancing in Trelogan relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.
I understand that there are debates on Chancel Insurance on online forums. Am I compelled to have this when buying a residence in Trelogan? or Apparently there is a law dating back centuries that means some homeowners residing in a parish church boundary will be compelled to contribute towards repairs to the chancel in proximity to the church. Is this applicable for conveyancing in Trelogan?
Unless a prior purchase of the property took place post 12 October 2013 you may expect conveyancing practitioners conducting conveyancing in Trelogan to continue to recommend a chancel search and or insurance against a claim.
I am buying my first flat in Trelogan with a mortgage from Barnsley Building Society. The developers would not move on the amount so I negotiated £7000 of extras instead. The sale representative advised me not to tell my conveyancer about this deal as it could affect my loan with Barnsley Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Am I best advised to appoint a Trelogan conveyancing lawyer based in the location that I am hoping to buy? I have an old university friend who can execute the conveyancing but his firm is located 200miles drive away.
The benefit of a high street Trelogan conveyancing practice is that you can pop in to execute documents, deliver your ID and pester them if necessary. Having local Trelogan know how is a plus. However it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and they were content that must trump using an unknown Trelogan conveyancing lawyer solely due to them being Trelogan based.
I would like to let out my leasehold apartment in Trelogan. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Even though your previous Trelogan conveyancing solicitor is no longer available you can check your lease to see if you are permitted to let out the apartment. The rule is that if the lease is silent, subletting is allowed. There may be a precondition that you need to obtain consent via your landlord or some other party before subletting. This means that you cannot sublet without first obtaining permission. The consent must not not be unreasonably refused ore delayed. If the lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.
Trelogan Leasehold Conveyancing - Examples of Queries Prior to Purchasing
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Is the freehold owned collectively by the leaseholders? Most Trelogan leasehold apartments will have a service charge for the upkeep of the building set on behalf of the freeholder. Where you acquire the property you will have to pay this amount, normally in instalments throughout the year. This may vary from a few hundred pounds to thousands of pounds for bigger purpose-built blocks. In all likelihood there will be a rentcharge for you to pay annual, normally this is not a significant amount, say around £25-£75 but you need to check it because on occasion it could be many hundreds of pounds. You should be aware that where the lease has less than 80 years it will have adverse implications on the marketability of the property. It is worth checking with your bank that they are willing to to proceed given the lease term. A short lease means that you will almost definitely require a lease extension sooner rather than later and it is worth discovering what this would cost. Remember, in most cases you would be required to have been the owner of the property for a couple of years before you are eligible to exercise a lease extension.