I was recommended to a lawyer who has sent a quote for £1700 for leasehold conveyancing in Redruth. I’m hoping to sell a purpose built house for £250,000. This sounds expensive. Is it above the average fee for conveyancing in Redruth?
The charges are a little high. If you shop around you might decrease the fees slightly by say £100 plus VAT. That being said, you maycome to rue choosing an an untested conveyancer. Remember to be sure that the firm can represent your lender. You can utilise our search tool to get a quote a Redruth conveyancing practice on the lender’s conveyancing panel which can often include conveyancing solicitors in Redruth.
We note that you have a post code search directory identifying firms on the Virgin Money conveyancing panel. Do firms pay you a referral fee if I instruct them for our conveyancing in Redruth?
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 Redruth.
My uncle passed away six months ago and as sole heir and executor I was left the house in Redruth. The house had a small mortgage remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this allowed?
If you intend to re-mortgage then HSBC will insist on your using a conveyancer on the HSBC conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your HSBC conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the HSBC mortgage is registered as a charge at the Land Registry.
We are getting a further advance on our home loan from Nationwide as we want to conduct alterations to our property in Redruth. Are we obliged to select a nearby Redruth solicitor on the Nationwide conveyancing panel to deal with the paperwork?
Nationwide would not normally instruct a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide conveyancing panel.
The formalities of my remortgage has taken place for my property in Redruth. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I recently had an offer accepted on a house in Redruth. My financial adviser pressured me to appoint their conveyancing practitioner. I paid an upfront payment of £150. Not long after, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Nottingham 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 Nottingham 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.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Redruth is the location of the property. What do you suggest?
Flying freeholds in Redruth are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Redruth you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Redruth 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.
I am an executor of my recently deceased mum’s Will, with a property in Redruth which will be sold. The property is unregistered at HMLR and I'm told that many buyers solicitors will insist that it is completed before they'll move forward. What's the procedure for this?
In the situation that you have set out it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.