We have very pushy vendors who has suggested a preliminary agreement with a down payment 10k. Are such agreements sensible?
Exclusivity agreements are agreements between a home vendor and purchaser granting the buyer a ‘clear field’ to the sale of the premises for a limited period of time. Essentially, a lock out is a document stating that you will be issued with a contract at a later time which is the main conveyancing contract. It tends to be utilised for buyer protection though in many situations, the proprietor may stand to benefit from such agreements as well. There are numerous pros and cons to using an agreement but you need to check with your solicitor but beware that it may result in costing you extra in conveyancing fees. For these reasons these agreements are unusual in relation to conveyancing in St Mawes.
We wanted to use a conveyancing solicitor in St Mawes for our house move. Our broker has since advised us that our bank Halifax won't deal with them. Why is this not regarded as unduly restrictive?
A decade ago most lenders had a different appetite for risk. Almost all St Mawes conveyancing firms would have been on many mortgage company panels. The Financial Services Authority in 2010 carried out a thematic investigation into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more information from law firms regarding their operations and their employees and set certain criteria such a completing on a minimum number of conveyancing. Many St Mawes conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. St Mawes is one of the hundreds of locations where the conveyancers we recommend are are approved Halifax.
I am assisting my sister sell her flat in St Mawes. Does the solicitor commission the energy assessment or do I organise this?
After the demise of HIPs, energy performance certificates was kept a mandatory element of selling a property. An energy assessment needs to be to hand prior to the property being advertised. This is not as aspect of the sale process that lawyers normally organise. If you are using a St Mawes conveyancing solicitor they might help arrange EPC’s given their relationships with long established local providers
We were going to get a OIP from Virgin Money this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any St Mawes solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?
You will need to appoint St Mawes solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
It is unclear whether my bank requires a lease extension. I have called into my local St Mawes bank branch on a couple of occasions and was informed it wasn't a problem and they will lend. My St Mawes conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
The conveyancer must comply with the CML Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The lawyers who handled the conveyancing in St Mawes 4 years ago have long since closed. Will I be able to sell the house?
Nowadays there are duplicates made of almost everything, and your conveyancer will be aware exactly where to look for all the appropriate paperwork so you may purchase or sell your house without any difficulty. Where copies can’t be located, your lawyer may be able to arrange cover in the form of insurance or indemnities against possible claims on the premises.
I am buying a new build flat in St Mawes. Conveyancing is daunting 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.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in St Mawes
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
I have been sourcing a conveyancing solicitor in St Mawes for my remortgage. Is there any facility to see a firm’s complaints history with the legal regulator?
Members of the public may read presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The regulator may recorded telephone calls for training reasons.