We selected a high street firm for our conveyancing in Devon recently. Reviewing the terms of engagement it is apparent thatI am liable for costs even if the dealdoes not happen. Should I ditch them and instruct an internet conveyancing brokerage offering no move no charge conveyancing in Devon?
It is usually ‘give and take’ in that if "No Sale No Fee" is offered then the fee levels will generally be uplifted to cover those cases that abort. Please beware that these schemes generally do not cover expenses such as Devon conveyancing search fees.
We were just about to sign contracts for a ground floor flat in Devon. We have hit a stumbling block. Our loan offer with Birmingham Midshires runs out on 24/3/2025 but the owners are suggesting a completion date of 26/3/2025. Is it possible to prolong the loan offer?
The person best placed to address this concern is your solicitors who should assess whether he or she is corresponding with the lender, seller’s solicitors, estate agents or possibly all parties taking into account what has gone on in your house move as of today.
I purchased a freehold premises in Devon but still pay rent, why is this and what is this?
It’s unusual for properties in Devon and has limited impact for conveyancing in Devon but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
We have agreed to purchase a house in Devon. A rare aspect is that the roof has a solar panel. Bank of Ireland have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Bank of Ireland your lawyer must follow the conveyancing instructions contained in Part two of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Bank of Ireland where a lease fails to satisfy these requirements. The conditions relate to the installation of panels on properties countrywide and is not limited to Devon.
About to purchase flat in Devon. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Devon conveyancing practitioner is on the Co-operative conveyancing panel.
My offer on a detached house in Devon has been agreed to, but there is a chain. The vendors have put an offer on on an apartment, however it’s not been accepted yet, and have viewings of other properties in the pipeline. I have selected a high street conveyancing solicitor in Devon. What do I do now? At what stage do I apply for the mortgage with Clydesdale?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then valuation, Devon conveyancing search costs, etc). First, you must check that your property lawyer is on the Clydesdale conveyancing panel. Concerning the subsequent stages this very much dictated by the circumstances of your case, motivation for the property and on the state of the market. During a buoyant market the majority of buyers would apply for the mortgage with Clydesdale and pay for the valuation and only if it comes back ok would they request their conveyancer to proceed with the conveyancing in Devon.
It has been 2 months following my purchase conveyancing in Devon took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
All being well we will complete our sale of a £350,000 apartment in Devon on Wednesday in a week. The managing agents has quoted £420 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Devon?
Devon conveyancing on leasehold maisonettes usually results in administration charges invoiced by management companies :
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Completing conveyancing due diligence enquiries
Where consent is required before sale in Devon
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I am the registered owner of a garden flat in Devon, conveyancing formalities finalised June 2000. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Devon with an extended lease are worth £186,000. The ground rent is £55 per annum. The lease ends on 21st October 2077
With only 52 years remaining on your lease we estimate the premium for your lease extension to range between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.