I am approaching an exchange on a house in St Agnes and my mum and dad have sent the exchange deposit to my conveyancing practitioner. I am now informed that as the deposit has not arrived from me my conveyancing practitioner needs to make a notification to my bank. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I advised the mortgage company about my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
The property lawyer is obliged to clarify with mortgage company to make sure that they know that the balance of the purchase price is not from your own resources. The solicitor can only disclose this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
It is is a decade since I bought my home in St Agnes. Conveyancing lawyers have now been instructed on the sale but I can't track down the title deeds. Is this a major issue?
You need not be too concerned. Firstly there is a chance that the deeds will be with the mortgage company or they could be in the possession of the solicitor who oversaw the purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring up to date copy of the land registers. The vast majority of conveyancing in St Agnes involves registered property but in the unlikely event that your property is unregistered it is more problematic but is resolvable.
I have been referred to a conveyancing solicitor in St Agnes. I I am struggling to find out whether they are accepted on the TSB conveyancing panel. Can you or the lender confirm if they are on the panel?
The first thing to do is e-mail the solicitor and enquire whether they are on the lender panel. Otherwise please get in touch with TSB who may be able to help.
I am downsizing from my house. My former solicitors has retired. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in St Agnes if that makes things easier.
Please use our search tool to help you choose a solicitor for your conveyancing in St Agnes. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
I have been sourcing a conveyancing lawyer in St Agnes for my home move. Can I see a firm’s record with the profession’s regulator?
Members of the public may read documented Solicitor Regulator Association (SRA) decisions arising from investigations started on or after Jan 2008. Go to Check a solicitor's record. For information Pre 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator could recorded call for training requirements.
There are only Seventy years remaining on my lease in St Agnes. I am keen to get lease extension but my freeholder is absent. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. You will be obliged to demonstrate that you have made all reasonable attempts to find the lessor. In some cases a specialist may be useful to conduct investigations and prepare an expert document to be used as evidence that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer both on devolving into the landlord’s disappearance and the application to the County Court covering St Agnes.
I own a basement flat in St Agnes, conveyancing having been completed 9 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in St Agnes with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 levied per year. The lease runs out on 21st October 2084
With just 59 years left to run we estimate the premium for your lease extension to span between £20,900 and £24,200 plus costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.