We hired a Tintagel based firm for our conveyancing in Tintagel last week. Reviewing the official terms of business I seeI am liable for fees even where the transaction does not complete. Should I go with them or select an internet conveyancing company promising no move no charge conveyancing in Tintagel?
Generally there is a concession along the lines that if "No Completion No Fee" is advertised then the conveyancing charges will generally be more expensive to counteract the transactions that do not go ahead. You should be mindful that these schemes generally do not cover outlay by way of example Tintagel conveyancing search costs.
As someone not used to conveyancing in Tintagel what is the number one tip you can give me for the legal transfer of property in Tintagel
You may not hear this from too many lawyers but conveyancing in Tintagel or throughout Cornwall is an adversarial process. In other words, when it comes to conveyancing there is lots of room for friction between you and other parties involved in the house moving process. For example, the vendor, property agent and on occasion the mortgage company. Selecting a law firm for your conveyancing in Tintagel is a critical decision as your conveyancer is your adviser, and is the ONLY party in the process whose role it is to protect your best interests and to keep you safe.
We are witnessing a worrying ongoing adversarial element to conveyancing- someone must be blamed for the process being so protracted. You must always trust your lawyer above all other players when it comes to the legal assignment of property.
My aunt passed away six months ago and as sole heir and executor I was left the property in Tintagel. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this allowed?
If you intend to refinance then UBS will insist on your using a conveyancer on the UBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your UBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the UBS mortgage is registered as a charge at the Land Registry.
3 months have elapsed since my purchase conveyancing in Tintagel concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am thinking of appointing a conveyancing lawyer in Tintagel for my home move. Can I check a firm’s complaints history with the profession’s regulator?
You may find published Solicitor Regulator Association (SRA) determinations stemming from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. To find records Pre 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator could recorded telephone calls for training requirements.
At what stage do I incur the Stamp Duty Land Tax chargeable for my Tintagel flat purchase?
The conveyancer should fill out a Land Transaction Return Form on your behalf as part of your Tintagel purchase transaction for signature. On completion your conveyancer will submit your Land Transaction application to the Inland Revenue and - assuming they have the money - discharge any land tax payable for you.