Just been in touch with my conveyancing lawyer in Trelogan who acted for me 18 months ago requesting a conveyancing quote based on the same type of house sale & purchase (a leasehold property and a freehold premises) of almost identical values with a mortgage from Godiva Mortgages Ltd. It looks as though am now being quoted double. Should I look for an alternative property lawyer?
The charges appear a bit high. If you shop around you could decrease the fees slightly by as much as £100 plus VAT. On the other hand, providing that you were satisfied with the assistance the firm provided you couldlive to regret opting for an an untested solicitor. Don't forget to be sure the solicitor can also act for Godiva Mortgages Ltd. Do employ our search tool to choose a Trelogan conveyancing firm on the Godiva Mortgages Ltd approved list of lawyers, which can often include conveyancing solicitors in Trelogan.
Please explain the implications if my solicitor is removed from the Bank of Ireland Conveyancing panel ahead of completing my conveyancing in Trelogan?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Over the last few months I have been searching for a ground for flat up to £305k and found one close by in Trelogan I like with open areas and railway links in the vicinity, the downside is that it only has 52 years on the lease. There is not much else in Trelogan for this price, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a mortgage the remaining unexpired lease term will likely be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you may request that they start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.
Taking into account that I will soon part with £400,000 on a garden flat in Trelogan I wish to have a conversation with the lawyer concerning thetransaction prior to giving the go ahead to the firm. Is this something that you can arrange?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer due to be conducting your conveyancing in Trelogan.There is no ‘factory style conveyancing’ - every client is an important person, not a file number. The practices that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Trelogan should be the figure that you are charged.
I purchased a flat in Trelogan last 23/6/2020 and to date it is still not registered with HM Land Registry. It was part of a new estate and my conveyancing practitioner told me that it can take twelve months to complete the registration formalities. I have spoken with the Land Registry directly and they say that the initial application was cancelled due to questions not being addressed in time. Should I be concerned?
It is your conveyancing practitioner that you must contact in order to satisfy any issues which have arisen as part of the registration formalities for your Trelogan property. Normal Trelogan conveyancing practice includes an undertaking on the part of the seller's lawyer that they will help resolve any question raised by HMLR so it may be a case of seeking to enforce that undertaking in some way.