I am buying a new build flat in Plymouth. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Plymouth you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Plymouth.
I am purchasing a terrace house in Plymouth. We would like to carry out a loft conversion at the property.Will the conveyancing process include investigations to determine if these works are allowed?
Your property lawyer will check the deeds as conveyancing in Plymouth can sometimes identify restrictions in the title deeds which restrict categories of alterations or necessitated the consent of a 3rd party. Many works call for local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these issues with a surveyor before you commit yourself to a purchase.
How can we know in advance if a Plymouth conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Plymouth obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor carrying out your transaction.
Planning on purchasing a apartment in Plymouth. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Plymouth conveyancer is on the RBS conveyancing panel.
I own a 4 bedroom Georgian house in Plymouth. Conveyancing solicitor acted for me and Halifax. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Plymouth and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with the conveyancing practitioner who conducted the purchase.
I am buying a new build house in Plymouth with a loan from Nationwide Building Society. The sellers refused to budge the price so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not reveal to my solicitor about this side-deal as it could impact my loan with the lender. 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.
Given that I will soon part with over three hundred thousand on 3 bedroom house in Plymouth I would like to talk to a lawyer about myhouse move before appointing the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer due to be carrying out your conveyancing in Plymouth.There is no ‘factory style conveyancing’ - each client is unique individual, not a case number. The law firms that we put you in touch with believe that the fees you are quoted for your conveyancing in Plymouth should be the figure that you are charged.
We own a leasehold flat in Plymouth. Conveyancing was finished in 2010. I have heard that I should not allow the lease length fall too short. Why is that a problem?
Plymouth leasehold properties are for a prescribed term - often ninety nine years when they commenced. However a significant flats in Plymouth were constructed or converted 20 or more years ago and so these leases now have fewer than 80 years left to run. That may sound like a long time however Banks, Building Societies and other mortgage lenders on the whole need leases to have at least seventy five years remaining to adequate security. Accordingly when you come to sell the property you will need to extend the term of your lease if you are nearing 75 years. To increase your property value you should be considering whether or not to extend your lease long before you come to sell it. Furthermore advantages to doing so before the lease hits eighty years as when the lease falls below 80 years the amount to be paid to extend starts to escalate.