We wanted to use a conveyancing solicitor in Tintagel for our home move. Our broker informed us that our mortgage lenders Santander won't deal with them. Why is this not regarded as unduly restrictive?
A bank will require a panel solicitor act for it. You would be expected to meet the charges for this. Do use our directory service to get a quote from a solicitor to carry conveyancing in Tintagel on the Santander conveyancing panel.
Over the last few months I have been searching for a ground for flat up to £195,000 and found one round the corner in Tintagel I like with a park and railway links nearby, the downside is that it's only got 52 remaining years left on the lease. There is not much else in Tintagel for this price, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a home loan the remaining unexpired lease term will be problematic. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you can 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 with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
Am I right to be concerned by third parties that I am dealing with are encouraging me to use a web based conveyancing firm rather than a High Street Tintagel conveyancing company?
As is the case with many professional services, often recommendations from relatives can be extremely useful or valuable. But there are lots of players in a conveyancing transaction; estate agents, financial adviser and mortgage companies might all put forward solicitors to choose. On occasion these solicitors might be known to one of the organisations as one of the best in their field, but occasionally there is an underlying financial incentive behind the recommendation. You have the discretion to appoint your own conveyancer. You need to be aware that the majority of banks specify a panel list of conveyancers you have to use for the lender aspect of your house move.
Back In 2005, I bought a leasehold flat in Tintagel. Conveyancing and Yorkshire Building Society mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Tintagel who previously acted has long since retired. What should I do?
The first thing you should do is make enquiries of the Land Registry to make sure that the individual claiming to own the freehold is in fact the new freeholder. There is no need to instruct a Tintagel conveyancing lawyer to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a ground floor flat in Tintagel, conveyancing was carried out July 2005. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Tintagel with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 per annum. The lease ends on 21st October 2089
With 66 years left to run we estimate the premium for your lease extension to be between £11,400 and £13,200 as well as costs.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.
Our lenders have just issued us with a mortgage offer. We appointed a reputable conveyancer in Tintagel last week. Today, our financial adviser contacted us saying that the lender said that we cannot use our solicitor as they aren't on their 'approved list'. As FTB's, we had no idea that the lender had a say Is this allowed?
You are permitted to choose any property lawyer you want to appoint including the said conveyancer in Tintagel nevertheless if your lender aren't happy with them you would have to fork out additional cost so your bank can retain their own lawyers. sometimes it is possible your preferred conveyancing firm to get added to the bank panel. Do make the most of web-based tools such as lenderpanel.com to find a conveyancing solcitor in Tintagel on the bank panel. You can go into your local bank branch in Tintagel. They can recommend conveyancing solicitors in Tintagel on the panel for your lender.