At what point will exchange of contracts occur in sale conveyancing in Camelford and do I need to attend the lawyers office?

Where you are near to our conveyancing solicitors in Camelford you are welcome to come in to sign documents. However, the firms we work with provide countrywide coverage for conveyancing and give as equally comprehensive and professional a job for you when communicating with you electronically. The executing of the purchase agreement is not the important part. Signing on the dotted line is just a prerequisite for the solicitor to exchange contracts at the suitable time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Camelford)to be in the office at the appropriate time.

The Camelford conveyancing firm that I appointed last week on my house acquisition in Camelford have without warning shut down. I chose them because I had to have a lawyer on the Coventry BS conveyancing panel and my previous Camelford lawyer was not. I paid them money in advance. What do I do now?

If you have an estate agent involved then inform them immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Coventry BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.

My wife and I are buying a house in Camelford. It might be a silly question but how we can trust a conveyancer? At some point we have to deposit funds into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

A relative pointed out to me me that in buying a property in Camelford there may be various restrictions prohibiting external alterations to the property. Is this right?

We are aware of anumerous of properties in Camelford which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Camelford should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I currently have a mortgage with Bank of Ireland for my property in Camelford. Conveyancing was finalised a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Bank of Ireland?

Bank of Ireland must be informed of your intention in advance of letting out your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel lawyer.

We're first time buyers - agreed a price, but the agent informed us that the seller will only go ahead if we appoint the agent's recommended conveyancers as they are insisting on an ‘expedited deal’. We would rather use a family solicitor used to conveyancing in Camelford

It is highly unlikely the vendors are behind this. Should the vendor desire ‘a quick sale', turning down a motivated buyer is is going to put the whole deal at risk. Avoid the agents and go straight to the owners and make the point that (a)you are motivated purchasers (b)you are ready to progress, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)but you intend to instruct your preferred Camelford conveyancing firm - not the ones that will give their negotiator at the agency a referral fee or meet his conveyancing targets demanded by corporate headquarters.

I have just appointed agents to market my 2 bed flat in Camelford. Conveyancing solicitors are to be appointed soon, however I have recently received a half-yearly service charge demand – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should discharge the service charge as usual given that all ground rent and service invoices should be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I am the registered owner of a 2 bed flat in Camelford, conveyancing was carried out 5 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Camelford with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease ends on 21st October 2086

You have 63 years left to run we estimate the price of your lease extension to range between £16,200 and £18,600 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do 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 you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.