I am searching for value for money property lawyer. Should I go for for a web based conveyancer rather than a local Porthleven conveyancing solicitor?
On the whole conveyancing solicitors in your area will have good alliances with your local authority, which can assist with your Porthleven conveyancing searches that your lawyer will require. It also helps if they have good connections with the Land Registry covering your area Porthleven, other lawyers in the neighbourhood and Porthleven property agents.
I am assisting my aunt sell her flat in Porthleven. Will the conveyancer arrange an energy performance certificate or do I organise this?
After the abolition of HIPs, energy assessments became a required component of moving house. An EPC should be commissioned before the property is put on the market. This is not a task that lawyers ordinarily organise. Where you are using a Porthleven conveyancing lawyer they might be willing to arrange EPC’s given their relationships with reputable Porthleven providers
We expect to receive a AIP from Santander this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Porthleven solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Porthleven solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
After months of negotiation I have agreed a price on an apartment in Porthleven. My financial adviser suggested a solicitor. I paid an on account payment of £150. A couple of days later, the solicitor called me embarrassingly acknowledging that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
What will a local search tell me about the property my wife and I purchasing in Porthleven?
Porthleven conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search organisations for example Searches UK The local search plays an important role in most Porthleven conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your new home. The search will provide information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
Is it best to use a Porthleven conveyancing lawyer based in the vicinity that I am purchasing? We have a good friend who can deal with the legal work however his firm is located 200miles away.
The benefit of a high street Porthleven conveyancing practice is that you can visit the firm to execute paperwork, hand in your identification documents and apply pressure on them if necessary. They will also have local intelligence which is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and the majority were happy that should trump using an unknown Porthleven conveyancing lawyer just because they are based in the area.
I've recently bought a leasehold house in Porthleven. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I purchased a 2 bed flat in Porthleven, conveyancing having been completed in 1997. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Porthleven with over 90 years remaining are worth £216,000. The ground rent is £50 yearly. The lease ceases on 21st October 2094
You have 69 years left to run we estimate the price of your lease extension to range between £9,500 and £11,000 plus legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.
What are my options where I am not happy with the lawyer who carried out my conveyancing in Porthleven?
We live in an imperfect world, and is is a fact of life that occasionally things do go wrong. Nevertheless there is recourse if you were unhappy with your conveyancing in Porthleven. This varies from trying to resolve matters directly with them, through to reporting a lawyer to their governing body. If you remain aggrieved you may consider getting in touch with the Legal Ombudsman.