We are acquiring our first property. The lawyer has e-mailedto ask if we would like to purchase additional conveyancing searches. Frankly we are clueless as to what's recommended for conveyancing in St Agnes
The extent of St Agnes conveyancing searches depends entirely on the property, the location, the likelihood of any of these risks, your knowledge of the region and risks, your overall approach to risk. What matters is that you properly comprehend what information each search could supply. Then you can decide if you personally think you need that search. If unclear, ask your conveyancer to recommend.
My Solicitor in St Agnes has never been on on the TSB Approved Panel. Can I still retain my family solicitor even though they are not on the TSB panel of approved conveyancing solicitors?
The limited options available to you here include:
- Carry on with your existing St Agnes lawyers but TSB will need to instruct a conveyancer on their list of acceptable firms. This will result in additional total conveyancing fees as well as cause delays.
- Choose a new practitioner to to deal with the conveyancing, not forgetting to check they are TSB approved.
- Try to convince your TSB solicitor to try to join the TSB panel
We are purchasing a property in St Agnes. It might be a silly question but how we can trust a solicitor? At some point we have to put our life savings into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
This question may be naive but I am unexperienced as FTB of a ground floor flat in St Agnes. Do I collect the keys to the property on completion from my conveyancer? If so, I will appoint a local conveyancing solicitor in St Agnes?
On the day of completion you do not need to go to the conveyancers office in St Agnes. Conveyancing lawyers for you will transfer the purchase money to the vendor’s solicitors, and shortly after the monies have arrived, you will be called to pick up the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
I am aiming to move property in October. Will my conveyancing solicitor update the removal company on the completion day. Incidentally, can you suggest a removal company in St Agnes. Conveyancing firm was chosen prior to coming across your website.
On the day of completion you can collect the keys from your property agent however this can only be done when the previous owners lawyers advise the agent that they acknowledge receipt of the completion payment and the keys can be released. You should tell the removal company that they can start moving you in. We are not in a position to suggest a specific removal organisation but can assist you in locating a conveyancing in St Agnes or a legal practice that specialises in conveyancing in St Agnes.
My relative recommended that where I am buying in St Agnes I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your St Agnes conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about St Agnes around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful data regarding St Agnes.
I am buying a new build apartment in St Agnes. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in St Agnes
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I work for a long established estate agency in St Agnes where we have experienced a number of leasehold sales jeopardised due to leases having less than 80 years remaining. I have been given contradictory information from local St Agnes conveyancing firms. Can you confirm whether the owner of a flat can instigate the lease extension formalities for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I invested in buying a 1st floor flat in St Agnes, conveyancing was carried out in 2009. Can you work out an approximate cost of a lease extension? Equivalent flats in St Agnes with over 90 years remaining are worth £185,000. The ground rent is £65 invoiced every year. The lease comes to an end on 21st October 2085
With only 60 years left to run we estimate the price of your lease extension to be between £20,000 and £23,000 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.