We were about to retain a conveyancing solicitor in St Ives endorsed by you but stumbled across alternative estimates via the web appear less pricey – why is this?
You can find hundreds of solicitors offering what appear to be the cheapest conveyancing in St Ives. You should think long and hard as to how much you respect your own move to want to take 'cheap' risks over the quality of the conveyancing. Some hide extras well inside the terms of engagement. The solicitors that we list for conveyancing in St Ives will notdo this.
My partner and I have just purchased a property in St Ives. We have since encountered a number of issues with the property which we believe were missed in the conveyancing searches. What action can we take? Can you clarify the nature of searches that needed to have been ordered as part of conveyancing in St Ives?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in St Ives. Conveyancing searches and investigations undertaken during the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, a seller fills in a document known as a Seller’s Property Information Form. answers turns out to be inaccurate, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in St Ives.
I am the sole recipient of my late grandmother’s estate with all property in now in my sole name, including the house in St Ives. The St Ives property was put into my name in May. I want to move. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership will be treated the same way as though I had purchased the property in May. Is the property unsalable for six months?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How practical a view banks take of it, depend on the bank as this provision is principally there to capture the purchase and immediately sell or the flipping of properties.
We are getting the release of further monies on our home loan from Lloyds as we wish to conduct improvements to our home in St Ives. Are we obliged to select a nearby St Ives solicitor on the Lloyds conveyancing panel to handle the legals?
Lloyds do not ordinarily require firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds conveyancing panel.
We were going to get a AIP from Co-operative this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Co-operative recommend any St Ives solicitors on the Co-operative conveyancing panel, or is it better to find our own lawyer?
You will need to appoint St Ives solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
I am looking for a ground for flat up to £195,000 and identified one round the corner in St Ives I like with amenity areas and station in the vicinity, however it only has 49 years unexpired on the lease. I can't really find anything else in St Ives suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a home loan the shortness of the lease may be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
When it comes to my conveyancing in St Ives should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some St Ives conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancing practitioner's time in submitting the funds this way.