IfI was to acquire a simple residential propertyin Hayle mortgage fee and have no survey and no local authority searches how much could I expect to have to pay for conveyancing in Hayle?
The only reduction in fees you would achieve is the disbursement for searches. Your conveyancer is required to do the vast majority of work - money laundering, correspond with your vendors lawyer, SDLT submission, register the ownership etc. You might save a bit for them not needing to register a charge but it won't be meaningful.
Are the Hayle conveyancing solicitors identified as being on the Principality conveyancing panel, together with their details provided by Principality?
Hayle conveyancing firms themselves provide us confirmation that they are on the Principality conveyancing panel as opposed to being supplied with a list from Principality directly.
The deeds to our house are lost. The lawyers who conducted the conveyancing in Hayle 4 years ago no longer exist. What do I do?
You no longer need to hold title deeds to prove you own the land or property, given that the Land Registry have everything they need in a digital format.
I am purchasing a new build house in Hayle with the aid of help to buy. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not disclose to my solicitor about the extras as it could put at risk my loan with Barclays . 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.
Back In 2005, I bought a leasehold flat in Hayle. Conveyancing and Halifax mortgage organised. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Hayle who acted for me is not around. Any advice?
First contact HMLR to be sure that this person is indeed the registered owner of the freehold reversion. You do not need to instruct a Hayle conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the registered owner of a garden flat in Hayle, conveyancing was carried out August 2011. How much will my lease extension cost? Comparable properties in Hayle with a long lease are worth £227,000. The ground rent is £50 per annum. The lease runs out on 21st October 2093
With only 72 years unexpired the likely cost is going to be between £9,500 and £11,000 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other 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 placing reliance on this information without first getting professional advice.