lenderpanel

Find a St Mawes Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in St Mawes? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your St Mawes conveyancing at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised St Mawes conveyancers for over 130 lenders.


Recently asked questions about conveyancing in St Mawes

We are purchasing a house in St Mawes. It might be a silly question but how we can trust a solicitor? At some point we will need to send money into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I have today made my last payment due on my mortgage with TSB. I assume I don't need a St Mawes conveyancing practitioner on the TSB panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where TSB has sent the Land Registry the discharge electronically, and
  3. TSB has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your TSB mortgage has been paid off.

I am currently in the process of buying my council flat in St Mawes. I have a mortgage offer with TSB. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.

I require quick conveyancing in St Mawes as I am faced with pressure to sign on the dotted line in less than 2 weeks. A home loan is not required. Is it possible to avoid the conveyancing searches to save fees and time?

If.Given you are not taking a mortgage you are at liberty not to have searches conducted although no law firm would recommend that you don't. With lots of history conveyancing in St Mawes the following are examples of what can be revealed and adversely impact market value: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Road Schemes,...

Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a quick, no chain conveyancing. St Mawes is the location of the property. Can you shed any light on this issue?

Flying freeholds in St Mawes are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside St Mawes you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Mawes may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

In what way does the Landlord & Tenant Act 1954 affect my commercial property in St Mawes and how can your lawyers assist?

The 1954 Act affords security of tenure to business lessees, giving them the right to apply to court for a new lease and continue in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. St Mawes is one of the hundreds of areas of the UK in which our lawyers are located

Completion is due on our sale of a £400,000 maisonette in St Mawes on Tuesday in a week. The management company has quoted £372 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in St Mawes?

St Mawes conveyancing on leasehold maisonettes ordinarily necessitates fees being levied by management companies :

    Addressing conveyancing due diligence questions Where consent is required before sale in St Mawes Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale
Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for St Mawes leasehold property is £350. For St Mawes conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide the information.

I acquired a ground floor flat in St Mawes, conveyancing having been completed in 2005. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in St Mawes with a long lease are worth £260,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ends on 21st October 2092

With only 74 years unexpired the likely cost is going to range between £8,600 and £9,800 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.

Last updated

Neighbouring Locations

Truro
Falmouth
Penryn
St Mawes

Find out more about how flying freehold can affect your the value of a property.