I plan on purchasing property in Redruth. My lawyer is not on the mortgage company solicitor list. Is it possible for me to retain my Redruth conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel?
Various options include
- Complete the deal with your existing Redruth solicitor but your lender will need to use a conveyancer from their approved panel. This will result in additional fees and probable interruption.
- Get a fresh property lawyer to conduct the conveyancing, making sure they are on the bank conveyancing panel.
- Convince your property lawyer to apply to join the mortgage company panel
I am the registered owner of a freehold house in Redruth but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in Redruth and has limited impact for conveyancing in Redruth but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
Is it the case that all Redruth solicitor practices on the Aldermore conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Aldermore approved list of solicitors they would need to be overseen by the SRA. Many lenders do allow licenced conveyancers on their panel in which case such practice would be governed by the CLC.
I am due to exchange contracts on my apartment. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Bank of Ireland are being a right pain. The Redruth solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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 have finally had an offer on an apartment in Redruth agreed to, but there is a chain. The vendors have offered on a property, but it’s not yet agreed to, and are looking at other apartments in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Redruth. What do I do now? At what stage should I apply for the mortgage with Barclays?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is approx one thousand pounds, then valuation, Redruth conveyancing search costs, etc). First, you must ensure that your solicitor is on the Barclays approved list. As to the next stages this very much dictated by the specifics of your case, attraction to the property and on the state of the market. In a hot market the majority of home buyers will apply for the mortgage with Barclays and arrange for the valuation and only if it was satisfactory would they request their property lawyer to press on with the conveyancing in Redruth.
I opted to have a survey done on a house in Redruth prior to retaining lawyers. I have been told that there is a flying freehold aspect to the property. My surveyor has said that some mortgage companies may refuse to grant a loan on a flying freehold premises.
It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. If you contact us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Redruth. Conveyancing may be slightly more expensive based on your lender's requirements.
In my capacity as executor for the will of my grandmother I am disposing of a house in Swansea but reside in Redruth. My lawyer (based 250 miles awayrequires that I execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing solicitor in Redruth who can witness and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are Redruth based
How much should conveyancing in Redruth cost?
The amount you are charged for Redruth conveyancing costs can vary dramatically from firm to firm. This makes it all the more critical for you to find this out when you first instruct a conveyancer. It is advisable to find a couple like for like quotes.