We note that you have a post code search directory identifying solicitors on the Virgin Money conveyancing panel. Do companies pay you a referral fee if I appoint them for our conveyancing in Polperro?
We are a listing service only for law firms wishing to communicate if they are on the Virgin Money conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Polperro.
Our mortgage company has suggested a law firm on their panel based in Polperro but I would rather use a conveyancing lawyer in Polperro round the corner to me. Are you able to assist?
Not all Polperro conveyancing practices are on all lender’s conveyancing panel. Please make use of our find an approved solicitor tool to choose a Polperro conveyancing solicitor on the on the bank panel.
I currently have a mortgage with Yorkshire BS for my property in Polperro. Conveyancing has been completed some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Yorkshire BS?
Your original mortgage agreement with Yorkshire BS will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. It may be that Yorkshire BS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. It should not be necessary to do this via a Yorkshire BS conveyancing panel lawyer.
Completion of my remortgage has taken place for my property in Polperro. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am due to exchange contracts on my house. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Skipton are being a right pain. The Polperro solicitor who is on the Skipton conveyancing panel is recommending indemnity insurance as a solution but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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.
I was recommended by a number of estate agents in Polperro to select a property lawyer using your seach tool. What’s the financial incentive for Estate Agents to recommend your services over and above another?
We don’t make any referral fee for directing people our way. We thought it would be too underhand a fee as home movers will think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
We're FTB’s - had an offer accepted, but the selling agent told us that the owners will only move forward if we instruct their preferred lawyers as they are insisting on an ‘expedited deal’. We would rather use a local solicitor used to conveyancing in Polperro
We suspect that the seller is not behind this request. Should the vendor desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is likely to cause more damage than good. Try to communicate with the owners directly and explain that (a)you are keen to buy (b)you are ready to go, with finances arranged © you do not need to sell (d) you wish to move quickly (e)however you are going to appoint your preferred Polperro conveyancing solicitors - not the ones that will provide their negotiator at the agency a commission or hit his conveyancing figures set by senior management.
What are the frequently found defects that you see in leases for Polperro properties?
Leasehold conveyancing in Polperro is not unique. All leases are drafted differently and drafting errors can result in certain clauses are not included. The following missing provisions could result in a defective lease:
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A provision for the recovery of money spent for the benefit of another party. A duty to insure the building
A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Nationwide Building Society, Norwich and Peterborough Building Society, and Aldermore all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, forcing the purchaser to withdraw.
I bought a garden flat in Polperro, conveyancing formalities finalised October 1999. Can you work out an approximate cost of a lease extension? Corresponding properties in Polperro with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease terminates on 21st October 2088
With only 63 years remaining on your lease the likely cost is going to range between £16,200 and £18,600 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.