Much to our surprise we have been advised by our mortgage adviser that my Wadebridge property lawyer is not on the bank Conveyancing panel. What can I do to check?
Your first step should be to call your Wadebridge conveyancer. You lawyer should notify you what has happened. If they are not on the panel they may recommend you to a Wadebridge conveyancing firm that is on the approved list of lawyers for your bank.
We are due to exchange buying a house in Wadebridge but as a result of wreckage from a small fire at the property I have was able negotiate compensation from the seller of £2k taking the form of a adjustment in the price. I had intended this to be addressed as part of amending the contract but Co-operative are not allowing this. Why were they informed?
Your conveyancing practitioner that is on the Co-operative approved list is duty bound to advise Co-operative of any amendments to the purchase price. If you were to refuse your solicitor to disclose the price change to Co-operative then they would have to discontinue acting for you. In addition, Co-operative and you would have to appoint a new lawyer for your conveyancing in Wadebridge.
My flat in Wadebridge is up for sale and I have a purchaser. Does the lawyer have to be on the Kent Reliance conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Kent Reliance 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 conditions fairly frequently currently.
My wife and I have a renovated Victorian property in Wadebridge. Conveyancing lawyer acted for me and Bank of Scotland. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wadebridge and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing solicitor who carried out the work.
Completion is due on our sale of a £175,000 flat in Wadebridge in seven days. The freeholder has quoted £408 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Wadebridge?
Wadebridge conveyancing on leasehold maisonettes more often than not involves the purchaser’s conveyancer sending enquiries for the landlord to address. Although the landlord is not legally bound to respond to these enquiries the majority will be willing to do so. They are entitled to invoice a reasonable charge for responding to enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is £350, in some cases it is above £800. The management information fee demanded by the landlord must be accompanied by a summary of rights and obligations in respect of administration fees, otherwise the charge is not strictly payable. In reality one has little choice but to pay whatever is requested of you if you want to exchange contracts with the buyer.
Wadebridge Leasehold Conveyancing - A selection of Questions you should consider before buying
The prefered form of lease arrangement is a share of the freehold. In this scenario the leaseholders have being in charge if their destiny and notwithstanding that a managing agent is frequently retained where it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. Best to be warned if redecorating or some other major work is coming up to be shared by the tenants and will materially impact the level of the service fees or result in a one off payment.