A colleague informed me that in purchasing a property in Bodmin there may be various restrictions limiting what one can do in terms of external changes to a property. Is this right?
There are anumerous of properties in Bodmin which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Bodmin should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
How can we tell if a Bodmin conveyancing solicitor on the Coventry BS panel is any good?
When it comes to conveyancing in Bodmin seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer handling your conveyancing.
I am due to exchange contracts on my flat. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, UBS are being a right pain. The Bodmin solicitor who is on the UBS conveyancing panel is recommending indemnity insurance as a solution but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Bodmin?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Bodmin. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Bodmin is the location of the property. Can you shed any light on this issue?
Flying freeholds in Bodmin are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bodmin you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bodmin may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My husband and I are first time buyers - agreed a price, yet the agent told us that the seller will only go ahead if we instruct their preferred solicitors as they want an ‘expedited deal’. We would rather use a family conveyancer used to conveyancing in Bodmin
We suspect that the seller is unaware of this demand. If they desire ‘a quick sale', turning down a motivated buyer is likely to cause more damage than good. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you intend to appoint your own,trusted Bodmin conveyancing solicitors - not the ones that will give the negotiator at the agency a introducer fee or hit his conveyancing figures pre-set by senior management.
Having checked my lease I have discovered that there are only 68 years left on my lease in Bodmin. I now want to get lease extension but my freeholder is absent. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to prove that you have made all reasonable attempts to track down the landlord. In some cases an enquiry agent may be useful to conduct investigations and to produce an expert document to be used as evidence that the landlord can not be located. It is advisable to get professional help from a property lawyer both on investigating the landlord’s disappearance and the vesting order request to the County Court covering Bodmin.
I invested in buying a 1 bedroom flat in Bodmin, conveyancing having been completed July 2008. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Bodmin with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease finishes on 21st October 2077
With only 52 years unexpired the likely cost is going to span between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.
I’m about to sell my ground floor apartment in Bodmin.Conveyancing has not commenced however I have recently received a half-yearly service charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is clear the invoice as you normally would because all ground rent and service payments should be allottedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially