How up to date is your search tool for Launceston conveyancing solicitors on the Barclays conveyancing panel? Do Barclays send you an updated list?
Launceston conveyancing firms themselves provide us confirmation that they are on the Barclays conveyancing panel as opposed to being supplied with a list from Barclays directly.
We are due to move house in July. Should my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you put forward a removal company in Launceston. Conveyancing firm was chosen before I stumbled across your page.
On the afternoon of completion you will need to collect the keys from your property agent however this can only take place once the previous owners solicitors confirm to the agent that the monies to complete are in and the keys can be handed over. After that you can tell the removal men that you are ready to move in. We are not in a position to recommend a particular removal organisation but can assist you in finding a residential property solicitor in Launceston or a solicitor that specialises in conveyancing in Launceston.
The mortgage over my property is with UBS for my property in Launceston. Conveyancing was finalised some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?
You must advise UBS before renting your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. It should not be necessary to do this via a UBS conveyancing panel solicitor.
I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Launceston building society branch on numerous occasions and was told they are content with the situation and they would lend. My Launceston conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
As long as the lawyer is on the bank panel, she or he must adhere to the CML Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
We are close to exchanging contracts on the sale of our house in Launceston and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A local lawyer would know this is not the case. It does beg the question why the purchasers used a national conveyancing firm rather than a conveyancing solicitor in Launceston. We have lived in Launceston for 4 years we know of no issue. Should we get in touch with our local Authority to get confirmation need.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
It has been five months since my purchase conveyancing in Launceston concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. 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 asset 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.
I'm purchasing a new build house in Launceston with the aid of help to buy. The builders would not reduce the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not disclose to my solicitor about the side-deal as it would affect my mortgage with the bank. 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.
I’m about to sell my garden flat in Launceston. Conveyancing solicitors are to be appointed soon, but I have recently received a half-yearly maintenance charge invoice – Do I pay up?
It best that you clear the maintenance contribution as you normally would as all rents and service charges will be apportioned on completion, 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. This will smooth the conveyancing process.
I bought a 1 bedroom flat in Launceston, conveyancing having been completed 7 years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Launceston with over 90 years remaining are worth £165,000. The ground rent is £50 yearly. The lease ends on 21st October 2103
With 78 years unexpired we estimate the price of your lease extension to range between £7,600 and £8,800 plus professional fees.
The figure 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 considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.