Finally the sale completed on my house in St Austell last July yet the purchaser is Skype messaging me to moan that his lawyer needs to hear from mine. What are the post completion sale legalities now that I have sold?
Following your house sale your conveyancer should forward the transfer deeds and all of the paperwork to the purchaser's conveyancer. Where appropriate, your conveyancer should also send confirmation that the legal charge in favour of the lender has been repaid to the buyers conveyancers. There are no post completion tasks peculiar conveyancing in St Austell.
We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to use their panel lawyer as I would prefer to appoint a specialised conveyancing solicitor in St Austell?
You should check but the the probability is that give you one of their panel solicitors where you take up the "fee-free" incentive. Contact the bank and check if they offer you a monetary alternative. In the past a few lenders offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in St Austell.
If you had a top tip for choosing a conveyancing solicitor in St Austell what would it be?
We would encourage you not to go for the lowest St Austell conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
We had appointed conveyancing lawyers located in St Austell on the Yorkshire BS solicitor approved list. They are now charging me a separate fee for dealing with the Yorkshire BS mortgage. Is this an additional conveyancing fee specified by Yorkshire BS?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your conveyancer is entitled to charge a fee for this. The charge is not set by Yorkshire BS but by your St Austell lawyer. Plenty of firms on the Yorkshire BS panel will quote an ‘acting for lender’ fee and others do not.
My offer on a semi in St Austell has been agreed to, the vendors do however have a dependent purchase. The owners have offered on a flat, however it’s not yet agreed to, and are looking at other flats in the pipeline. I have instructed a high street conveyancing solicitor in St Austell. What do I do now? When should I get the mortgage application with Lloyds going?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of one thousand pounds, then survey, St Austell conveyancing search fees, etc). First, you must check that your conveyancing practitioner is on the Lloyds approved list. Concerning the subsequent stages this very much dictated by the uniqueness of your transaction, motivation for the property and on the state of the market. During a rising market some buyers will apply for a home loan with Lloyds and pay for the valuation and only if it was satisfactory would they request their lawyer to press on with the conveyancing in St Austell.
How does conveyancing in St Austell differ for new build properties?
Most buyers of new build residence in St Austell approach us having been asked by the builder to sign contracts and commit to the purchase even before the house is completed. This is because developers in St Austell typically buy 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 Austell or who has acted in the same development.
In what way does the Landlord & Tenant Act 1954 impact my business premises in St Austell and how can you help?
The particular law that you refer to gives a safeguard to commercial tenants, giving them the legal entitlement to make a request to court for a new tenancy and continue in occupation at the end of an expired lease. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in St Austell
The property lawyers carrying out our conveyancing in St Austell has forwarded papers to review that reveal that the property is unregistered with epitome documents. Why is the property not registred at HMLR?
Although the vast majorities of properties in St Austell are now registered with HMLR there are still a few that remain unregistered. Any property in St Austell that has been transferred since the late 1980’s will have been registered at the HM Land Registry under the compulsory ‘first registration’ scheme. However, if a St Austell property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Plenty of St Austell conveyancing solicitors should be capable of dealing with such matters but in the event that uncertainty prevails the conventional guidance presently seems to be for the current owners to register it first and then sell - this can though naturally cause a significant delay.