My apartment in Tintagel is up for sale and I have a buyer. Will my property lawyer need to be required to be on the TSB conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the TSB conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently in recent years.

I require quick conveyancing in Tintagel as I am faced with a deadline to sign on the dotted line in less than 4 weeks. A home loan is not required. Is it possible to avoid the conveyancing searches to save money and time?

If.Given you are not taking a home loan you are at free not to have searches carried out although no lawyer would advise that you don't. Drawing on years of experience of conveyancing in Tintagel the following are examples of what can arise and therefore affect future mortgageability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Railway Schemes,...

four months have gone by since my purchase conveyancing in Tintagel completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I've recently bought a leasehold property in Tintagel. Am I liable to pay service charges relating to a period prior to completion of my purchase?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Tintagel Conveyancing for Leasehold Flats - Sample of Queries before buying

Best to be warned whether changing the roof or some other significant cost is anticipated that will be shared between the leasehold owners and could well materially impact the level of the service charges or require a one time invoice. For most Tintagel leaseholds the outlay for major works tend not to be included within service charges, although there some managing agents in Tintagel obliged leaseholders to contribute towards a reserve fund created for the specific purpose of building a fund for major repairs or maintenance. What is the maintenance charge and ground rent on the property?

Our solicitor in Tintagel has uncovered a defect with the lease for the flat we are buying in Tintagel. The other side have offered defective title insurance as a workaround. We are content with insurance and will cover the costs. Our solicitor says that as he is on the mortgage company conveyancing panel he must ensure that the lender is happy with this solution. Who is the client here, us or the bank?

Just because you have a mortgage offer from the bank does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Tintagel conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the mortgage company are the client. These conveyancing instructions have to be complied with by the lender conveyancing panel who has to balance acting for you and the mortgage company