We are due to move property in January. Should my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you suggest a removal company in Newquay. Conveyancing firm was organised before I stumbled across your site.
On the afternoon of completion you can collect the keys from the selling agent but this should only occur after the vendors solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you can tell the removal men that they can start moving you in. We are not in a position to suggest a particular removal company but can assist you in finding a residential property solicitor in Newquay or a firm that specialises in conveyancing in Newquay.
I have decided to exercise my right to buy my property in Newquay off the council. I have a mortgage agreed with Kent Reliance. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
The formalities of my purchase has taken place for my property in Newquay. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
My friend advised me that if I am buying in Newquay I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Newquay conveyancing searches. It is not a small 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 maps and statistics, Local Amenities and other useful data about Newquay.
How does conveyancing in Newquay differ for newly converted properties?
Most buyers of new build or newly converted property in Newquay come to us having been asked by the builder to sign contracts and commit to the purchase even before the house is constructed. This is because developers in Newquay tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Newquay or who has acted in the same development.
I need to appoint a conveyancing solicitor for freehold conveyancing in Newquay. I have discover a site which looks to be the perfect offering If it is possible to get all this stuff done via phone that would be preferable. Should I be wary? 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?
My wife and I purchased a leasehold house in Newquay. Conveyancing and Barclays Direct mortgage are in place. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Newquay who previously acted has now retired. Any advice?
First contact HMLR to be sure that this person is indeed the new freeholder. There is no need to instruct a Newquay conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I purchased a garden flat in Newquay, conveyancing having been completed 10 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Newquay with an extended lease are worth £186,000. The ground rent is £55 charged once a year. The lease ceases on 21st October 2077
With only 52 years left to run the likely cost is going to range between £29,500 and £34,000 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.
My son is about to join the property ladder, he had his mortgage in principle. When the offer was accepted on house we called the mortgage company to issue the formal offer. I was very surprised to learn that banks do not accept all conveyancing practitioner, they need to be on their approved list, is this legal?
Banks ordinarily imposes restrictions either the type or the number of conveyancing practices on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Newquay lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.