In looking at moneysavingexpert.com for a recommended solicitor in Totnes, many say that I must use a CQS accredited lawyer. What is CQS?
The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with best practice conveyancing processes through the scheme protocol It includes numerous organisations who handle conveyancing in Totnes.
I am buying a new build house in Totnes benefiting from help to buy. The sellers refused to budge the price so I negotiated five thousand pounds worth of extras instead. The estate agent suggested that I not disclose to my solicitor about this extras as it may adversely affect my loan with the lender. Is this normal?.
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.
In what way can the Landlord & Tenant Act 1954 impact my commercial offices in Totnes and how can you help?
The 1954 Act provides a safeguard to business leaseholders, giving them the a statutory right to make a request to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Totnes is one of our numerous locations in which our lawyers have offices
I am looking for a conveyancing lawyer in Totnes for my home move. Can I review a firm’s record with the profession’s regulator?
One may read presented Solicitor Regulator Association (SRA) determinations arising from inquisitions commenced on or after 1 January 2008. Visit Check a solicitor's record. For details Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator could recorded telephone calls for training purposes.
Are there frequently found deficiencies that you see in leases for Totnes properties?
There is nothing unique about leasehold conveyancing in Totnes. All leases are individual and legal mistakes in the legal wording can sometimes mean that certain clauses are not included. The following missing provisions could result in a defective lease:
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Repairing obligations to or maintain elements of the building
You could encounter difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , Leeds Building Society, and Godiva Mortgages Ltd all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the purchaser to pull out.
I acquired a ground floor flat in Totnes, conveyancing formalities finalised April 2007. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Totnes with over 90 years remaining are worth £190,000. The ground rent is £45 per annum. The lease runs out on 21st October 2086
With only 62 years unexpired the likely cost is going to be between £17,100 and £19,800 plus legals.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.
I'm purchasing a apartment in Totnes. I can find my conveyancer's company on the Law Society's list, but I can't see my conveyancer's name on the list. Is this a big problem?
Not all staff in the practice must be listed by the regulator. Provided there is a manager qualified to 'oversee' the work, the actual day-to-day activity can be conducted by unqualified staff.