My brother-in-law has suggested I instruct a conveyancing solicitor in St Ives. I need to find out if they are accepted on the Halifax approved list of lawyers. Could you help?
You should call the solicitor and enquire whether they are on the lender panel. Alternatively you should get in touch with Halifax who may be able to confirm.
My stepmother pointed out to me me that in purchasing a property in St Ives there could be a number of restrictions prohibiting external alterations to a property. Is this right?
There are a number of properties in St Ives which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in St Ives should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We previously appointed conveyancing lawyers located in St Ives on the Nottingham solicitor panel. They have just invoiced me a further sum for the legal aspects of the Nottingham mortgage. Is this an additional conveyancing fee set by Nottingham?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your property lawyer may levy a fee for this. This fee is not dictated by Nottingham but by your St Ives conveyancing practitioner. Numerous firms on the Nottingham panel will charge ’dealing with mortgage’ fee but many practices include it on their overall fee.
Intending to buy a house in St Ives. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the St Ives solicitor is on the TSB conveyancing panel.
How does conveyancing in St Ives differ for newly converted properties?
Most buyers of new build or newly converted property in St Ives contact us having been asked by the seller to sign contracts and commit to the purchase even before the residence is ready to move into. This is because house builders in St Ives tend to buy 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 property lawyers 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 Ives or who has acted in the same development.
I am looking for a ground for flat up to £305k and found one near me in St Ives I like with amenity areas and transport links nearby, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in St Ives in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
If you need a home loan the remaining unexpired lease term will be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
My partner has recommend that I use his conveyancers in St Ives. Should I choose my own property lawyer?
No doubt the best way to select a conveyancing solicitor is to have referrals from friends or family who have actually used the conveyancer that you are contemplating using.