It is a dozen years since I acquired my home in Yelverton. Conveyancing lawyers have just been retained on the sale but I am unable to locate the title deeds. Is this a problem?
You need not be too concerned. First the deeds may be kept by the mortgage company or they could be in the possession of the conveyancers who oversaw your purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring current official copies of the land registers. Nearly all conveyancing in Yelverton involves registered property but in the rare situation where your property is unregistered it adds to the complexity but is resolvable.
We are getting the release of further funds on our mortgage from Yorkshire BS as we wish to conduct improvements to our home in Yelverton. Do we need to select a bricks and mortar Yelverton solicitor on the Yorkshire BS conveyancing panel to deal with the legals?
Yorkshire BS don't usually instruct firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS panel.
We have a mortgage agreed in principle with Nationwide. Yelverton conveyancing practitioners are appointed. What is the average time that one could expect to receive a mortgage offer from Nationwide?
Some lenders take longer than others. Have Nationwide conducted the survey? Have you informed Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
We were going to get a DIP from TSB this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do TSB recommend any Yelverton solicitors on the TSB conveyancing panel, or is it better to go independently?
You will need to appoint Yelverton solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
I'm purchasing a new build house in Yelverton with a loan from Barnsley Building Society. The builders refused to move on the amount so I negotiated 6k of extras instead. The sale representative suggested that I not to tell my conveyancer about the deal as it will put at risk my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Is there anything unique about your site and other online quote calculators when it comes to conveyancing in Yelverton?
At this site get a fixed fee quote via a Solicitor or Licensed Conveyancer that appreciates the issues of your conveyancing in Yelverton. Unlike many estate agents and brokerage sites we do not operate kick-back arrangements with solicitors. Some agents and online brokers 'recommend' the firm paying the most commission, as opposed to the best value conveyancing in Yelverton
Having checked my lease I have discovered that there are only 62 years left on my flat in Yelverton. I now wish to extend my lease but my landlord is missing. What are my options?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. However, you will be required to demonstrate that you or your lawyers have done all that could be expected to find the freeholder. In some cases a specialist would be useful to try and locate and to produce an expert document which can be used as proof that the freeholder is indeed missing. It is wise to seek advice from a property lawyer in relation to proving the landlord’s disappearance and the vesting order request to the County Court covering Yelverton.
I invested in buying a garden flat in Yelverton, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Yelverton with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 yearly. The lease runs out on 21st October 2077
With 52 years remaining on your lease we estimate the price of your lease extension to be between £29,500 and £34,000 as well as costs.
The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be 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 move forward placing reliance on this information before seeking the advice of a professional.
What do I do if I am dissatisfied with the lawyer who undertook my conveyancing in Yelverton?
We live in an imperfect world, and unfortunately every so often matters do not go as planned. That being said there is recourse where you were dissatisfied with your conveyancing in Yelverton. This varies from trying to resolve matters directly with them, through to reporting a solicitor to their regulator. If things still aren’t resolved you may consider enlisting the help of the Legal Ombudsman.