My IFA has asked me for my St Mawes law firm’s panel member for the Santander conveyancing panel. Can you suggest how I discover this. I have called my local St Mawes branch but they don't know it.
You are best placed to get this information from your St Mawes conveyancer . They retain a central record lender panel numbers.
In the event thatI were to acquire a freehold homein St Mawes mortgage fee and dispense with a survey and no conveyancing searches how much would I expect to to save on my conveyancing in St Mawes?
Any savings you would make would be limited to the St Mawes conveyancing searches. Your conveyancer is obliged to do the vast majority of work - money laundering, correspond with the vendors solicitor, stamp duty return, register the ownership etc. A marginal saving might be made by not needing to register a charge but it will not be significant.
I purchased a semi-detached Georgian house in St Mawes. Conveyancing solicitor represented me and Barclays Direct. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold with the exact same property. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in St Mawes and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing solicitor who carried out the work.
Over the last few months I have been searching for a flat up to £245,000 and found one round the corner in St Mawes I like with a park and station in the vicinity, however it only has 49 years on the lease. I can't really find anything else in St Mawes for this price, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a mortgage the remaining unexpired lease term will likely be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
Completion is due on the sale of our £400,000 maisonette in St Mawes in seven days. The freeholder has quoted £384 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in St Mawes?
For most leasehold sales in St Mawes conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Completing pre-exchange enquiries
Where consent is required before sale in St Mawes
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I am the registered owner of a ground floor flat in St Mawes, conveyancing having been completed in 2001. How much will my lease extension cost? Equivalent properties in St Mawes with over 90 years remaining are worth £222,000. The ground rent is £50 per annum. The lease ceases on 21st October 2097
With just 71 years remaining on your lease we estimate the premium for your lease extension to span between £9,500 and £11,000 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.
Estate agents have just been given the go-ahead to market my garden apartment in St Mawes.Conveyancing is yet to be initiated but I have recently received a quarterly maintenance charge invoice – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should pay the service charge as normal as all rents and maintenance invoices will be allottedon completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process