How up to date is your database of Helston solicitors on the HSBC conveyancing panel? Do HSBC send you an updated list?
Helston conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
Can I be sure that the Helston conveyancing solicitor on the Coventry BS panel is any good?
When it comes to conveyancing in Helston seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor conducting your conveyancing.
I am expecting a DIP from Barclays this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any Helston solicitors on the Barclays conveyancing panel, or is it better to go independently?
You will need to appoint Helston solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
After months of negotiation I have agreed a price on an apartment in Helston. My financial adviser recommended their conveyancers. I paid an on account payment of £200. A couple of days later, the solicitor contacted me to say that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
How does conveyancing in Helston differ for new build properties?
Most buyers of new build premises in Helston approach us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is built. This is because developers in Helston typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Helston or who has acted in the same development.
My husband and I are first time buyers - agreed a price, yet the agent informed us that the seller will only move forward if we appoint their chosen lawyers as they need an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer who is familiar with conveyancing in Helston
We suspect that the owner is not behind this requirement. Should the owner desire ‘a quick sale', alienating a motivated purchaser is is going to put the whole deal at risk. Bypass the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you intend to instruct your own,trusted Helston conveyancing solicitors - as opposed tothe ones that will provide the negotiator at the agency a kickback or achieve conveyancing thresholds demanded by head office.
I am a negotiator for a busy estate agent office in Helston where we see a number of flat sales put at risk as a result of leases having less than 80 years remaining. I have been given contradictory information from local Helston conveyancing solicitors. Please can you shed some light as to whether the vendor of a flat can instigate the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Helston Leasehold Conveyancing - Sample of Queries Prior to buying
What prohibitions are contained in the Helston Lease? Please note if it is no more than eighty years it will impact the salability of the flat. Check with your bank that they are happy with the length of the lease. A short lease means that you will almost definitely need a lease extension sooner rather than later and it is worth discovering how much this would cost. Remember, in most cases you will need to own the property for a couple of years before you are entitled to extend the lease. How many years remain on the lease?