We are purchasing a 1 bedroom flat in Hayle with a mortgage. We like our Hayle conveyancer, but the lender advise he's not on their "panel". We have to appoint one of the lender panel firms or keep our Hayle solicitor as well as pay for one of their panel lawyers to act for them. This seems very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Hayle conveyancing lawyer to apply to be on the conveyancing panel.
We note that you have a post code search directory listing law firms on the Kent Reliance conveyancing panel. Do firms pay you a referral fee if I retain them for our conveyancing in Hayle?
We are a listing service only for law firms wishing to communicate if they are on the Kent Reliance conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Hayle.
Should my solicitor be asking questions about flooding during the conveyancing in Hayle.
The risk of flooding is if increasing concern for lawyers dealing with homes in Hayle. Some people will acquire a property in Hayle, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to offer advice on flood risk, but there are a number of checks that can be carried out by the purchaser or by their conveyancers which can give them a better appreciation of the risks in Hayle. The standard information supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to discover whether the property has ever been flooded. In the event that flooding has previously occurred which is not notified by the vendor, then a purchaser could commence a claim for damages as a result of such an misleading answer. A buyer’s conveyancers will also order an environmental report. This should disclose whether there is any known flood risk. If so, additional investigations will need to be carried out.
Over the last few months I have been searching for a ground for flat up to £195,000 and identified one round the corner in Hayle I like with open areas and transport links in the vicinity, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in Hayle for this price, so just wondered if I would be making a grave error acquiring a short lease?
If you require a home loan that many years may be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you may request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.
What does commercial conveyancing in Hayle cover?
Hayle conveyancing for business premises covers a broad array of advice, given by qualified solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.