The Tintagel conveyancing lawyers that I recently instructed on my purchase in Tintagel have without warning shut down. They were on acting for me because I needed a firm on the Bank of Ireland conveyancing panel and my preferred Tintagel lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Bank of Ireland conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
Various internet forums that I have come across warn that are the main cause of delay in Tintagel house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not feature within the most frequent causes of hindrances in the conveyancing process. Searches are unlikely to feature in any holding up conveyancing in Tintagel.
Are there restrictive covenants that are commonly identified during conveyancing in Tintagel?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Tintagel. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying a new build house in Tintagel with the aid of help to buy. The builders would not move on the amount so I negotiated £7000 of additionals instead. The estate agent told me not reveal to my lawyer about this extras as it may put at risk my loan with The Royal Bank of Scotland. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What tools are available to locate a Tintagel solicitor on the Coventry Building Society conveyancing panel? I drive a motor bike and am prepared to travel upto 25kilometers to meet the lawyer.
Feel free to make use of the search on this website. Please select a mortgage company and your location and you will see a number of Tintagel conveyancing lawyers based on proximity. We have detailed some Tintagel conveyancing firms at the bottom of this page and you can call them to see whether they are on the Coventry Building Society panel
I've recently bought a leasehold flat in Tintagel. Do I have any liability for service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I own a leasehold flat in Tintagel, conveyancing formalities finalised in 2006. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Tintagel with over 90 years remaining are worth £197,000. The ground rent is £55 invoiced annually. The lease ends on 21st October 2081
With 55 years unexpired we estimate the price of your lease extension to be between £31,400 and £36,200 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive 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 you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.