Is the fact that my conveyancer in Callington is not listed on my lender's solicitor panel that there is a problem with the quality of his work?
That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Callington conveyancing firm and ask them why they are no longer on the approved list for your lender.
I am close to exchanging contracts on the sale of our home in Callington and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any local lawyer would know that there is no such problem. It does beg the question why the buyers used a factory type conveyancing firm as opposed to a conveyancing solicitor in Callington. Having lived in Callington for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain clarification that there is no issue.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one round the corner in Callington I like with a park and station in the vicinity, the downside is that it's only got 52 remaining years left on the lease. I can't really find anything else in Callington for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you require a mortgage the remaining unexpired lease term will likely be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you can request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.
We're FTB’s - agreed a price, but the estate agent advised that the owners will only proceed if we appoint their preferred conveyancers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a high street solicitor used to conveyancing in Callington
It is improbable the owners are behind this. Should the seller want ‘a quick sale', turning down a motivated buyer is counter productive. Try to communicate with the sellers directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are chain free (d) you intend to proceed fast (e)however you intend to use your own,trusted Callington conveyancing lawyers - rather thanthe ones that will provide the negotiator at the agency a kickback or hit his conveyancing figures set by corporate headquarters.
I want to let out my leasehold flat in Callington. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Some leases for properties in Callington do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse 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 acquired a split level flat in Callington, conveyancing formalities finalised 3 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Callington with a long lease are worth £211,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease runs out on 21st October 2089
You have 68 years remaining on your lease we estimate the premium for your lease extension to span between £9,500 and £11,000 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.