It is 10 years ago since I acquired my home in St Agnes. Conveyancing solicitors have now been appointed on the sale but I am unable to find my title documents. Is this a major issue?
Don’t worry too much. Firstly the deeds may be retained by your lender or they may stored with the lawyers who acted in the purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Most conveyancing in St Agnes involves registered property but in the rare situation where your property is unregistered it is more tricky but is resolvable.
We have agreed to purchase a house in St Agnes. A rare aspect is that the roof has a solar panel. Clydesdale have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Clydesdale your lawyer must comply with the formal requirements set out in Section two of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and solicitors are required to report to Clydesdale where a lease fails to comply with these requirements. The requirements relate to the installation of panels on properties countrywide and is not isolated to St Agnes.
I currently have a mortgage with Principality for my property in St Agnes. Conveyancing has been completed 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Principality?
You must advise Principality in advance of renting your property as this is likely to be a breach of Principality’s mortgage conditions. It may be that Principality will allow you to rent 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 Principality directly. It should not be necessary to do this via a Principality conveyancing panel solicitor.
I am due to exchange contracts on my flat. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Leeds Building Society are being difficult. The St Agnes solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
Are there restrictive covenants that are commonly identified during conveyancing in St Agnes?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in St Agnes. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in St Agnes differ for newly converted properties?
Most buyers of new build residence in St Agnes come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is constructed. This is because house builders in St Agnes tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in St Agnes or who has acted in the same development.
Hoping to buy a property located in St Agnes and I am already nervous. I couldn't find anything specific about St Agnes. Conveyancing will be needed in due course but do you know about the St Agnes area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at St Agnes. In the meantime here are some basic statistics that we found
I have just appointed agents to market my basement apartment in St Agnes.Conveyancing lawyers have not yet been instructed however I have recently received a quarterly maintenance charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should discharge the maintenance contribution as normal because all ground rent and maintenance payments should be apportionedas part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process