We note that you have a post code search directory listing firms on the UBS conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in Marazion?
We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Marazion.
This question may be naive but I am unexperienced as FTB of a ground floor flat in Marazion. Do I collect the keys to the premises on completion from my lawyer? If this is the case, I will appoint a High Street conveyancing solicitor in Marazion?
On the day of completion you will not be required to go to the conveyancers office in Marazion. Conveyancing lawyers for you will arrange to send the purchase money to the owner’s solicitors, and once they have received this, you will be able to pick up the keys from the property Agents and start moving into the property. This tends to happen early afternoon.
I currently have a mortgage with Barclays for my property in Marazion. Conveyancing has been completed some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Barclays?
Your original mortgage agreement with Barclays will provide that you need their approval before letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays 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 Barclays directly. You need not do this via a Barclays conveyancing panel firm.
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 telephoned my Marazion building society branch on a couple of occasions and was advised it wasn't an issue and they will lend. My Marazion conveyancing solicitor - who is on the bank conveyancing panel- called and was told they would not lend in accordance with their published requirements. I simply don't know who is right.
The property lawyer has to comply with the CML Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I have recentlydiscovered that Arc property Solicitors have been shut down. They conducted my conveyancing in Marazion for a purchase of a freehold house 10 months ago. How can I be sure that the property is not still registered in the name of the previous owner?
The easiest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Marazion conveyancing specialists.
I am buying my first flat in Marazion with a loan from Nationwide Building Society. The sellers would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep advised me not disclose to my conveyancer about this extras as it will affect my loan with Nationwide Building Society. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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 have been on the look out for a leasehold apartment up to £305k and found one near me in Marazion I like with amenity areas and station nearby, the downside is that it only has 52 years on the lease. There is not much else in Marazion in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
Is it possible to switch conveyancer as I have to appoint a firm on the National Westminster Bank conveyancing list. I had appointed a family conveyancing solicitor in Marazion round the corner but she is not approved by National Westminster Bank
It would be our pleasure to assist you select a conveyancing solicitor in Marazion on the National Westminster Bank panel. Please note that the property lawyers that we work with do not pay us a referral fee if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Marazion. In utilising search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Marazion.