Am I correct in assuming that the fact that my solicitor in Padstow is not on my lender's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Padstow conveyancing practice and enquire why they are no longer on the approved list for your bank.
Please could you recommend a Santander accepted Padstow conveyancing solicitor who can have us moved in within 10 days? Would it be better to use a high street Padstow solicitor or a nationwide comparison site?
We can recommend some very good Padstow conveyancing firms. You can also walk up the main road in Padstow. Visit some well established firms and ask to see a conveyancing solicitor for a quote. Explain your expectations together with the reasons and get a commitment on your deadline. Select the one that genuine.
My wife and I are buying a property in Padstow. It might be a silly question but how we can trust a conveyancer? On the day of competition we have to put money into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Is there a list of TSB panel conveyancers in Padstow on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. Very few banks make their panel listings available over the internet. Where you are in need of a Padstow conveyancer on the TSB please use our tool.
My partner and I are at the point of looking at houses in Padstow and I am about to put in an offer. Should I already have a lawyer in place at this point? I am planning to take a home loan with Clydesdale.
It would be prudent to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. Given that you are seeking a mortgage with Clydesdale, make sure you remember to check that your lawyer is on the Clydesdale conveyancing panel.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Padstow is where the house is located. Can you offer any opinion?
Flying freeholds in Padstow are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Padstow you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Padstow may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Is it best to appoint a Padstow conveyancing solicitor based in the vicinity that I am hoping to buy? I have an old university friend who can deal with the conveyancing but his firm is located a couple of hundredmiles drive away.
The benefit of a high street Padstow conveyancing firm is that you can drop in to execute documents, hand in your identification documents and pester them where appropriate. They will also have local insight which is a benefit. However it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and on the whole were content that should trump using an unknown Padstow conveyancing lawyer solely due to them being based in the area.
I've found a house that seems to be perfect, at a great price which is making it more attractive. I have subsequently been informed that the title is leasehold rather than freehold. I would have thought that there are particular concerns buying a leasehold house in Padstow. Conveyancing lawyers have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Padstow ?
Most houses in Padstow are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Padstow in which case you should be shopping around for a Padstow conveyancing practitioner and check that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a lessee you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as obtaining the freeholder’spermission to carry out changes to the property. It may be necessary to pay a service charge towards the upkeep of the estate where the property is located on an estate. Your solicitor should report to you on the legal implications.
I invested in buying a 2 bed flat in Padstow, conveyancing was carried out October 2006. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Padstow with an extended lease are worth £170,000. The ground rent is £50 per annum. The lease finishes on 21st October 2103
You have 78 years remaining on your lease the likely cost is going to be between £7,600 and £8,800 as well as costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.