I have given 8 weeks notice to my current landlord and have to be out of my let out apartment in Trelogan by the end of next month. Conveyancing for my house purchase is underway. Is it possible to complete in 4 weeks as don't want to have to find short term accommodation?
The normal practice is not to give notice for your letting unless your lawyer suggests that you should. Assuming that you have not already done so, speak to your lawyer and request that they chase the sellers lawyers, try to get a realistic time scale from them that everyone will work towards
Is it the case that all Trelogan CQS (Conveyancing Quality Scheme) solicitors are on the Skipton conveyancing list of approved firms?
It is true that some banks and building societies now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
I have a mortgage with TSB for my property in Trelogan. Conveyancing was finalised months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform TSB?
You must advise TSB before renting your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. It should not be necessary to do this via a TSB conveyancing panel solicitor.
I am due to exchange contracts on my flat. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Yorkshire BS are being pedantic. The Trelogan solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Just acquired a detached house in Trelogan , What is the estimated time for the Land Registry to record my proprietorship? My Trelogan conveyancing solicitor works at snail pace, so I want to be certain that my purchase is recorded.
As far as conveyancing in Trelogan registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can vary according to who lodges the application, whether there are errors and if the Land registry communicate with any interested persons or bodies. Currently in the region of three quarters of submission are fully dealt with in less than three weeks but some can be subject to extensive delays. Historically registration takes place after the new owner has moved in to the property so 'speed' is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Trelogan is the location of the property. What do you suggest?
Flying freeholds in Trelogan are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Trelogan you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Trelogan may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I own a leasehold flat in Trelogan. Conveyancing and Chelsea Building Society mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1996. The conveyancing practitioner in Trelogan who previously acted has long since retired. Do I pay?
First make enquiries of the Land Registry to make sure that this person is in fact the new freeholder. You do not need to instruct a Trelogan conveyancing firm to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a split level flat in Trelogan, conveyancing having been completed July 2011. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Trelogan with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease expires on 21st October 2092
With only 67 years unexpired the likely cost is going to range between £10,500 and £12,000 as well as legals.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.
How much experience do your Trelogan conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Trelogan conveyancing lawyers help thousands of people move home every year and helped plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Trelogan conveyancers have worked on recent similar matters.