I am acquiring a leasehold flat in Totnes. My lawyer is not on the bank approved panel. Is it possible for me to retain my Totnes conveyancing solicitor notwithstanding that they are excluded from the lender list of approved lawyers?
You have a number of alternatives open to you here
- Proceed with your existing Totnes property lawyer but your mortgage company will no doubt use a solicitor from their conveyancing panel. The net result is additional fees and potential interruption.
- Choose a fresh conveyancing practitioner to conduct the conveyancing, making sure they are on the bank conveyancing panel.
- Convince your conveyancer to do everything within their powers to get accepted on the mortgage company panel of solicitors
Do the conveyancing lawyers listed on your site handle conveyancing in Totnes by way of an attended exchange?
There are a few conveyancing experts who can conduct 24hr exchanges. You should call us to secure a costs illustration and details as to dates.
Having sold my house in Totnes last December but our buyer keeps e-mailing every few hours complaining that her conveyancer is waiting to hear from mine. What should have happened now that I have sold?
Post completion of your disposal your lawyer is duty bound to send the transfer documentation and all of the paperwork to the purchaser's solicitors. Where appropriate, your solicitor must also evidence that the mortgage has been redeemed to the purchasers solicitors. There is unlikely to be post completion procedures just for conveyancing in Totnes.
I am buying a new build flat in Totnes. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Totnes
Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
My wife and I purchased a leasehold house in Totnes. Conveyancing and Barnsley Building Society mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1993. The conveyancing practitioner in Totnes who previously acted has now retired. What should I do?
First make enquiries of HMLR to be sure that this person is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Totnes conveyancing firm to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I acquired a basement flat in Totnes, conveyancing formalities finalised in 2011. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Totnes with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 per annum. The lease ceases on 21st October 2081
With 61 years remaining on your lease the likely cost is going to be between £19,000 and £22,000 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.