I have been referred to a conveyancing solicitor in St Ives. I I would like to check if they are accepted on the Nationwide Building Society approved list of lawyers. Could you advise?
You should phone your conveyancer and ask them if they are on the lender panel. Otherwise you can call Nationwide Building Society who may be able to help.
I am planning to move home in June. Should my conveyancing solicitor update the removal company on the completion day. As an aside, can you recommend a removal company in St Ives. Conveyancing lawyer was organised before I stumbled across this page.
On the afternoon of completion you can collect the keys from the selling agent however this should only happen once the vendors solicitors advise the agent that they have the completion monies and the keys can be released. You will need to tell the removal company that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can help you find a conveyancing in St Ives or a solicitor with expertise in conveyancing in St Ives.
We are getting a further advance on our mortgage from Yorkshire BS as we intend to conduct alterations to our home in St Ives. Are we obliged to choose a bricks and mortar St Ives solicitor on the Yorkshire BS conveyancing panel to deal with the paperwork?
Yorkshire BS don't usually instruct a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS panel.
Planning on purchasing a flat in St Ives. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the St Ives conveyancing practitioner is on the Barclays conveyancing panel.
We are planning on selling our home in St Ives and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A local conveyancer would know that there is no such problem. It does beg the question why the buyers are using a national conveyancing outfit rather than a conveyancing solicitor in St Ives. We have lived in St Ives for 4 years we know that this is a non issue. Is it a good idea to contact our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing lawyer already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
How does conveyancing in St Ives differ for new build properties?
Most buyers of new build or newly converted property in St Ives approach us having been asked by the developer to sign contracts and commit to the purchase even before the premises is ready to move into. This is because new home sellers in St Ives typically buy the land, 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 used to new build conveyancing in St Ives or who has acted in the same development.
I have been on the look out for a flat up to £245,000 and identified one close by in St Ives I like with open areas and railway links nearby, however it only has 52 remaining years left on the lease. I can't really find anything else in St Ives in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you need a home loan the remaining unexpired lease term will likely be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
Due to sign contracts shortly on a studio apartment in St Ives. Conveyancing solicitors have said that they will have a report out to me within the next couple of days. What should I be looking out for?
Your report on title for your leasehold conveyancing in St Ives should include some of the following:
-
What options are open to you if an adjoining owner is in violation of a provision in their lease? Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? How long the lease is. You should be advised as what happens when the lease expires, and informed of the importance of the 80 year mark You would want to receive a copy of the lease Additions to the property
Leasehold Conveyancing in St Ives - Examples of Queries before buying
-
Generally speaking the cost for major works are not included within maintenance charges, albeit that there some managing agents in St Ives require leasehold owners to contribute towards a sinking fund and this is used to offset against major repairs or maintenance. The prefered form of lease structure is if the freehold title is in the ownership of the leaseholders. In this situation the lessees have being in charge if their destiny and even though a managing agent is often retained if it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. Please note that where the lease has less than 80 years it will affect the marketability of the property. Check with your bank that they are willing to lend given the lease term. Leases with less than 80 years remaining means that you will probably have to extend the lease at some point and it is worth discovering what this would cost. Remember, in most cases you would be be obliged to have been the owner of the premises for a couple of years before you are legally able to exercise a lease extension.