Find a Lender-Approved Local Conveyancer in Saltash

Is it correct that all Saltash CQS (Conveyancing Quality Scheme) solicitors are on the Skipton conveyancing panel?

Some major lenders now use CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.

I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Saltash conveyancing practitioner on the Co-operative panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Co-operative has sent the Land Registry the discharge electronically, and
3. Co-operative has instructed the Land Registry to do so

The Land Registry will send you a letter confirming that your Co-operative mortgage has been paid off.

I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Saltash solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Saltash postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in Saltash.

We are purchasing a property and the solicitor has raised the issue of Chancel Repair for which the property may be obligated to pay as it falls into the area of such a church. He has suggested insurance. Is this strictly warranted for conveyancing in Saltash

Unless a prior purchase of the premises took place after 12 October 2013 you could expect solicitors carrying out conveyancing in Saltash to continue to suggest a chancel search and or insurance against a claim.

I have been on the look out for a leasehold apartment up to £195,000 and identified one near me in Saltash I like with amenity areas and railway links nearby, however it's only got 52 years unexpired on the lease. There is not much else in Saltash suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a home loan the remaining unexpired lease term may be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor about this.

My company is intending to lease a unit on a shopping parade. Can you recommend solicitors offering no-move-no fees for commercial conveyancing in Saltash for under £1,200?

We can recommend firms who host a wealth of experience of commercial conveyancing in Saltash, including the sale and acquisition of businesses as well as simply premises. If you are looking to acquire or lease a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right firm. Regarding the costs this will depend on the structure and heads of terms of the deal. Let us have your details or phone so as to enable us to supply you with a fixed commercial conveyancing quote.

My partner has recommend that I appoint his lawyers for conveyancing in Saltash. Do I take his recommendation?

No doubt the ideal way to find a conveyancing practitioner is to seek feedback from friends or relatives who have previously instructed the conveyancer that you are are thinking of instructing.

Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £425,000 garden flat in Saltash in 5 days. The freeholder has quoted £348 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge an administration fee for a flat conveyance in Saltash?

Saltash conveyancing on leasehold maisonettes typically results in fees being invoiced by landlords agents :

Completing pre-exchange questions Where consent is required before sale in Saltash Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Saltash leasehold property is £350. For Saltash conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide the information.

Saltash Leasehold Conveyancing - Examples of Queries before Purchasing

Who are the managing agents? Make sure you enquire if there is anything that is prohibited in the lease. For example plenty of leases prohibit pets being permitted in certain buildings in Saltash. If you like the propertyin Saltash yet your cat can’t make the move with you then you will be presented with a hard determination. Are any of leasehold owners in arrears of their service charge payments?