When it comes to mortgage companies such as Lloyds, do St Austell lawyers face a yearly amount to be on the list of approved solicitors?
We are not aware of any mortgage company fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
We were going to get a OIP from Aldermore this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Aldermore recommend any St Austell solicitors on the Aldermore conveyancing panel, or is it better to go independently?
You will need to appoint St Austell solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
I am due to exchange contracts on my flat. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Aldermore are being difficult. The St Austell solicitor who is on the Aldermore conveyancing panel is recommending indemnity insurance as a solution but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in St Austell differ for new build properties?
Most buyers of new build property in St Austell contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is finished. This is because new home sellers in St Austell typically acquire the site, 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 St Austell or who has acted in the same development.
How can the Landlord & Tenant Act 1954 affect my commercial property in St Austell and how can you help?
The 1954 Act provides protection to commercial lessees, giving them the dueness to make a request to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and assist with commercial conveyancing in St Austell
I am 17 days into a freehold purchase having been recommend to a firm by the selling agent to do our conveyancing in St Austell. We are not happy. Can you help me find new lawyers?
They would have to be very poor in order to consider replacing them. Has the mortgage been generated? If so you need to inform them of the new conveyancer and ensure the offer are issued to the new lawyers. The conveyancer should be on the lenders panel to avoid escalating expenses and frustration. So that should be your starting point. The search tool should assist you in finding a lender approved conveyancer for your home move in St Austell
Is planning consent needed to split a single dwelling into two appartments in St Austell? This has taken place to a house adjacent to a relative in St Austell and was ignorant of the conversion until after the works were finished.
Planning Consent yes. Building Reg Approval yes.