My bid for a property was accepted at auction in Newquay. Conveyancing is required. What is next?
Now that you have for all intents and purposes signed on the dotted line you will need to find a conveyancing lawyer quickly as you are faced with a tight a fixed date to complete the deal. Every auction property should have a bespoke legal pack. This should include evidence of title and search results. Where you are dealing with leasehold premises the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You need to hand this to the lawyer instructed by you ASAP. You also need to ensure that your finances are in order to complete the transaction on the set completion date.
I am selling my flat. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Virgin Money are being pedantic. The Newquay solicitor who is on the Virgin Money conveyancing panel is saying indemnity insurance will be fine but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Nottingham have agreed my home loan in principle, my bid on a house in Newquay has been agreed to, now what?
The estate agent will need to know who your solicitors are (make sure the conveyancing practitioners are on the bank’s panel). Call up Nottingham or the financial adviser and complete any outstanding paperwork. Nottingham will instruct a valuer who will get in touch with the estate agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes about a week to get a mortgage offer. Nottingham will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Newquay.
My relative suggested that where I am purchasing in Newquay I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes quoted for as part of the standard Newquay conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Newquay around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Newquay Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Newquay Education with plans and statistics, Local Amenities and other useful data concerning Newquay.
It has been 3 months since my purchase conveyancing in Newquay took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. 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 residence 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.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Newquay. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Newquay
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
Due to the advice of my in-laws I had a survey completed on a house in Newquay before instructing solicitors. I have been told that there is a flying freehold element to the house. My surveyor has said that some lenders tend refuse to issue a loan on such a home.
It depends who your proposed lender is. HSBC has different requirements from Birmingham Midshires. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Newquay. Conveyancing may be slightly more expensive based on your lender's requirements.
I need to instruct a conveyancing solicitor for purchase conveyancing in Newquay. I happened to chance upon a site which seems to have the perfect offering If it is possible to get all formalities done via phone that would be ideal. 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?