Me and my partner are about to exchange buying a house in Helston but as a consequence of damage from the recent storms I have managed to agree reparation from the vendor in the sum of £3k by way of a deduction in the price. I had intended this to be addressed as part of amending the contract yet Leeds Building Society will not agree to this. Why were they notified?
Your lawyer that is on the Leeds Building Society conveyancing panel is obliged to disclose to Leeds Building Society of any amendments to the sale price. If you were to refuse your conveyancing practitioner to disclose the price change to Leeds Building Society then they would have to discontinue acting for you. In addition, Leeds Building Society and you would have to appoint a new solicitor for your conveyancing in Helston.
I am assisting my step-mother sell her flat in Helston. Will the conveyancing solicitor commission the energy assessment or it is for me to see to?
After the abolition of HIPs, EPC’s became a mandatory component of moving house. An energy performance certificate needs to be to hand before the property is put on the market. This is not a task that law firms normally arrange. Where you are instructing a Helston conveyancing solicitor they may help arrange energy assessments given their contacts with reputable local providers
My wife and I have arranged the release of further monies on our home loan from HSBC as we wish to conduct improvements to our property in Helston. Are we obliged to choose a bricks and mortar Helston solicitor on the HSBC conveyancing panel to handle the paperwork?
HSBC don't usually appoint firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC list.
I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Helston building society branch on numerous occasions and was told it does not impact the mortgage offer and they would lend. My Helston conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the property lawyer is on the lender approved list, she or he must comply with the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I need some quick conveyancing in Helston as I am faced with a deadline to exchange contracts in less than 3 weeks. Fortunately I do not need a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
As you are not taking a mortgage you are at liberty not to have searches carried out although no solicitor would suggest that you don't. Drawing on our experience of conveyancing in Helston the following are examples of issues that can crop up and adversely impact the marketability of the property: Enforcement Notices, Overdue Charges, Overdue Grants, Road Schemes,...
It has been 2 months since my purchase conveyancing in Helston completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. 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 have been on the look out for a flat up to £195,000 and identified one near me in Helston I like with a park and railway links in the vicinity, however it only has 49 years on the lease. There is not much else in Helston for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a home loan that many years may be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you can ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.