What is the first thing I need to know regarding purchase conveyancing in Saltash?
Not many law firms or advisers will tell you this but conveyancing in Saltash or throughout Cornwall is often a confrontational experience. In other words, when it comes to conveyancing there is an abundance of room for confrontation between you and other parties involved in the house moving process. For example, the seller, selling agent and on occasion the mortgage company. Appointing a lawyer for your conveyancing in Saltash should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the transaction whose role it is to protect your best interests and to protect you.
We are witnessing a worrying creep of a "blame" culture- someone has to be at fault for the process taking so long. You your first instinct should be to trust your conveyancer ahead of the other parties when it comes to the legal transfer of property.
Is it correct that all Saltash CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing list of approved practices?
It is true that some banks and building societies now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
Is there a list of Kent Reliance panel solicitors in Saltash on the Council of Mortgage Lender’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few lending institutions make their panel listings visible on the web. Where you are looking for a Saltash property lawyer on the Kent Reliance please make the most of our facility.
After much negotiation I have agreed a price on a house in Saltash. My mortgage broker pressured me to appoint their property lawyer. I paid an upfront payment of £200. A few days later, the conveyancing practitioner called me sheepishly admitting 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.
I'm buying a new build house in Saltash benefiting from help to buy. The builders refused to reduce the price so I negotiated £7000 of additionals instead. The property agent advised me not reveal to my conveyancer about this extras as it will adversely affect my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
How do I use your search facility to select a conveyancing solicitor in Saltash on the authorised to act for my bank?
First pick a mortgage company such as Accord Mortgages Ltd, The Mortgage Works or Godiva Mortgages Ltd then choose your location e.g. Saltash. Conveyancing practices in Saltash and further afield should be identified.
What makes a Saltash lease defective?
There is nothing unique about leasehold conveyancing in Saltash. Most leases are unique and legal mistakes in the legal wording can sometimes mean that certain sections are not included. The following missing provisions could result in a defective lease:
A provision to repair to or maintain elements of the building A duty to insure the building
A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Lloyds TSB Bank, Norwich and Peterborough Building Society, and TSB all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, forcing the buyer to pull out.
I acquired a ground floor flat in Saltash, conveyancing formalities finalised 4 years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Saltash with a long lease are worth £190,000. The average or mid-range amount of ground rent is £45 per annum. The lease ceases on 21st October 2083
You have 62 years left to run the likely cost is going to span between £17,100 and £19,800 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.