I am helping my step-mother sell her house in Boscastle. Will the solicitor arrange the EPC or do I organise this?
After the abolition of Home Packs, energy performance certificates remained a compulsory component of selling a house. An energy assessment should be to hand in advance of the property being marketed. This is not as aspect of the sale process that law firms normally organise. Where you are using a Boscastle conveyancing practitioner they may be willing to arrange EPC’s given their relationships with reputable local assessors
A colleague advised me that in buying a property in Boscastle there may be various restrictions affecting the ability to carry out external alterations to the property. Is this right?
We are aware of anumerous of properties in Boscastle which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Boscastle should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We previously chose solicitors located in Boscastle on the Bank of Ireland solicitor panel. They are now charging me an additional amount for handling the Bank of Ireland mortgage. Is this an additional conveyancing fee specified by Bank of Ireland?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancer may levy a fee for this. The fee is not set by Bank of Ireland but by your Boscastle property lawyer. Some firms on the Bank of Ireland panel will charge an ‘acting for lender’ fee and others do not.
What will a local search inform me about the house we're buying in Boscastle?
Boscastle conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company such as PSG The local search plays an important role in many a Boscastle conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your new home. The search should supply data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
I bought my house on 10 May and the transaction details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Boscastle expressed confidence that it will be formalised inside ten days. Are properties in Boscastle particularly slow to register?
As far as conveyancing in Boscastle registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can differ subject to the party submitting the application, whether it is in order and if the Land registry need to notify any other parties. Currently roughly 80% of submission are completed within two weeks but occasionally there can be longer delays. Historically registration takes place after the new owner has moved in to the property therefore 'speed' is not always top priority but if there is a degree of urgency associated with the registration then you or your lawyers can speak with the land registry and explain the circumstances.
I need to instruct a conveyancing solicitor for sale conveyancing in Boscastle. I've chance upon a site which looks to be the perfect solution If it is possible to get all the legals completed via email that would be preferable. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I have recently realised that I have Fifty years unexpired on my flat in Boscastle. I am keen to extend my lease but my freeholder is can not be found. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. You will be obliged to prove that you or your lawyers have done all that could be expected to find the lessor. On the whole an enquiry agent would be helpful to try and locate and to produce an expert document which can be accepted by the court as evidence that the freeholder can not be located. It is advisable to get professional help from a property lawyer both on proving the landlord’s absence and the vesting order request to the County Court overseeing Boscastle.
I acquired a ground floor flat in Boscastle, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Boscastle with a long lease are worth £202,000. The average or mid-range amount of ground rent is £60 charged once a year. The lease runs out on 21st October 2081
With just 56 years unexpired the likely cost is going to range between £29,500 and £34,000 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.
My partner and I have just had an offer agreed on a flat and had meeting on Wednesday with Leeds Building Society for the mortgage. They advised us that when it comes to choosing a property lawyer that unless they are on their approved panel of conveyancers then we will be subject to an an extra charge of £200. This is because they will then have to appoint a property lawyer to act for them as well as the one we choose to act for ourselves and we assume responsibility for their costs. I have requested Leeds Building Society to send me with a list so I can seek estimates only from their approved lawyers but was told they dont have such a list to hand over. Is there a simple way of finding out who is on a lender panel?
You can enquire of Leeds Building Society what their criteria for joining their panel is for a solicitor.Then ask the conveyancing practitioner of your choice whether they fit that criteria and have they acted on mortgages for Leeds Building Society previously. If the answer to those is yes, then just double check with Leeds Building Society. Another option is to utilise our search facility and we may be able to find you a conveyancing practitioner in Boscastle on the approved list for Leeds Building Society.