My apartment in Polperro is up for sale and I have a buyer. Does the conveyancer have to be required to be on the Bank of Ireland conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Bank of Ireland conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently currently.
A relative advised me that where I am buying in Polperro 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 sometimes quoted for as part of the standard Polperro conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Polperro around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information about Polperro.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Polperro is where the house is located. Can you shed any light on this issue?
Flying freeholds in Polperro are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Polperro you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Polperro 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 property.
As co-executor for the will of my uncle I am selling a house in Monmouth but I am based in Polperro. My conveyancer (based 300 kilometers awayneeds me to sign a statutory declaration prior to completion. Can you recommend a conveyancing solicitor in Polperro who can attest this legal document for me?
Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are based in Polperro
I today plan to offer on a house that appears to be perfect, at a reasonable price which is making it more attractive. I have just found out that it's a leasehold as opposed to freehold. I would have thought that there are issues buying a leasehold house in Polperro. Conveyancing solicitors have are soon to be instructed. Will my lawyers set out the implications of buying a leasehold house in Polperro ?
The majority of houses in Polperro are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. We note that you are purchasing in Polperro so you should seriously consider looking for a Polperro 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 tenant you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as obtaining the landlord’spermission to carry out alterations. You may also be required to pay a service charge towards the maintenance of the communal areas where the property is located on an estate. Your solicitor should appraise you on the various issues.
I invested in buying a basement flat in Polperro, conveyancing having been completed February 2006. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Polperro with an extended lease are worth £222,000. The ground rent is £50 charged once a year. The lease comes to an end on 21st October 2095
With only 70 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as costs.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.
I need to change lawyers as my Polperro lawyer is not on the mortgage company's panel of conveyancing solicitors. Is it advisable to appoint a new law firm?
In the event that you have not formally instructed a solicitor to commence the conveyancing and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Polperro that you're thinking of instructing.