We were just about to sign contracts for a garden flat in Helston. We encountered a stumbling block. Our loan offer with Alliance & Leicester expires on 17/8/2026 but the owners are insisting on a completion date of 19/8/2026. Can one prolong the loan offer?
The person best placed to address this question is your solicitors who should calculate whether he or she is better off negotiating with the lender, vendor’s lawyers, estate agents or indeed all three based on the history of your conveyancing to date.
I purchased a freehold property in Helston but nevertheless charged rent, why is this and what is this?
It is rare for properties in Helston and has limited impact for conveyancing in Helston 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 have existed for many centuries, 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 is to be extinguished.
Are the BSA planning on creating a online directory to to identify firms on the Loughborough BS conveyancing panel for instance in Helston?
We would not expect to be advised of any intention on the part of the BSA to promote such a search facility.
There are a variety of conveyancing solicitors in Helston but how do I know who I should use?
We would encourage you not to go for the cheapest Helston conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I recently had an offer accepted on a house in Helston. My financial adviser pressured me to appoint their conveyancing practitioner. I paid an on account payment of £225. Shortly after, the property lawyer contacted me embarrassingly acknowledging that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
About to purchase apartment in Helston. 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 Nottingham 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 Helston solicitor is on the Nottingham conveyancing panel.
I am buying my first flat in Helston with the aid of help to buy. The builders refused to budge the price so I negotiated £7000 of additionals instead. The property agent advised me not to tell my conveyancer about this side-deal as it may affect my mortgage with Barnsley Building Society. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
To what extent are Helston conveyancing solicitors duty bound by the Law Society to issue transparent conveyancing costs?
Contained within the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Helston or or elsewhere in the country.