Having sold my house in St Austell last November yet the purchaser is calling every few hours to say his lawyer needs to hear from mine. What are the post completion sale formalities now that I have sold?
Following your house sale your conveyancer should deliver the transfer documentation and all supplemental paperwork to the buyer’s lawyers. Where relevant, your conveyancer must also evidence that the home loan has been redeemed to the purchasers lawyers. There is unlikely to be post completion tasks specific conveyancing in St Austell.
I am in the process of remortgaging my flat in St Austell, does my lawyer need to be on the Coventry BS Conveyancing panel?
In theory, you could use a solicitor that is not on the Coventry BS conveyancing panel, but Coventry BS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
I am helping my sister sell her flat in St Austell. Does the solicitor arrange an EPC or do I organise this?
Following the demise of HIPs, EPC’s was retained a compulsory element of moving property. An energy assessment must be commissioned in advance of the property being marketed. It is not a task that conveyancers normally organise. Where you are using a St Austell conveyancing solicitor they might help arrange energy performance certificates given their contacts with reputable St Austell accredited person
We are aiming to move home in December. Should my conveyancing solicitor call the removal company on the completion day. On a separate note, can you put forward a removal company in St Austell. Conveyancing lawyer was organised before I stumbled across your website.
On the day of completion you will need to collect the keys from the property agent but this should only occur once the vendors solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be passed over. After that you can advise the removal company that they can start moving you in. As a matter of policy we do not suggest a specific removal organisation but can help you find a residential property solicitor in St Austell or a solicitor that specialises in conveyancing in St Austell.
Does a directory service exist listing Bank of Ireland panel conveyancers in St Austell on the Building Society Association’s Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. A small selection of banks make their panel listings available over the internet. Where you are seeking to appoint a St Austell conveyancer on the Bank of Ireland please use our facility.
I decided to have a survey completed on a house in St Austell in advance of retaining solicitors. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some lenders tend refuse to give a mortgage on a flying freehold property.
It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. If you contact us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in St Austell. Conveyancing may be slightly more expensive based on your lender's requirements.
Do you have any advice for leasehold conveyancing in St Austell from the perspective of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in St Austell can be bypassed if you instruct lawyers as soon as you market your property and request that they start to collate the leasehold information which will be required by the buyers’ solicitors. If there is a history of conflict with your freeholder or managing agents it is essential that these are resolved before the property is put on the market. The buyers and their solicitors will be concerned about purchasing a property where there is a current dispute. You may need to swallow your pride and discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to present the dispute as over rather than unsettled. The majority of freeholders or Management Companies in St Austell charge for providing management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management pack sought as soon as you have a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most usual reason for delay in leasehold conveyancing in St Austell. A minority of St Austell leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers.
I invested in buying a studio flat in St Austell, conveyancing having been completed 9 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in St Austell with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £65 per annum. The lease runs out on 21st October 2086
With just 61 years left to run the likely cost is going to span between £19,000 and £22,000 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use this information 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. Neither should you take any other action based on this information without first seeking the advice of a professional.
How do I find a St Austell conveyancing solicitor on the mortgage company conveyancing panel? I have a car and am prepared to travel up to 15miles to attend the conveyancer.
You can use the find a conveyancing panel tool on this website. Please choose the lender and your location, in this case St Austell and you will see a number of lawyer located nearest St Austell. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the mortgage company solicitor panel.