I have paid off my mortgage with Principality. I assume I don't need a Tintagel solicitor on the Principality panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

After months of negotiation I have agreed a price on a house in Tintagel. My financial adviser pressured me to appoint their solicitor. I paid an on account payment of £200. Soon after, the property lawyer contacted me sheepishly admitting that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Aldermore have agreed my home loan in principle, my offer on a house in Tintagel has been accepted, what happens next?

The estate agent will need to know who your solicitors are (ensure that the solicitors are on the lender’s approved list). Telephone Aldermore or the financial adviser and finalise any appropriate paperwork. Aldermore will sellect a valuer who will get in touch with the estate agent or owners to book an appointment. Once conducted (assuming no problems) it takes about a week to get a mortgage offer. Aldermore will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Tintagel.

I am purchasing a property and the solicitor has referenced Chancel Repair for which the property may be obligated to contribute to given it’s proximity to the area of such a church. She has recommended insurance. Is this really warranted for conveyancing in Tintagel

Unless a previous purchase of the property completed after 12 October 2013 you may expect solicitors carrying out conveyancing in Tintagel to continue to propose a a chancel search and or insurance against a claim.

Are there restrictive covenants that are commonly picked up as part of 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've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a simple, no chain conveyancing. Tintagel is the location of the property. What do you suggest?

Flying freeholds in Tintagel are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Tintagel you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tintagel 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.

My wife and I purchased a leasehold flat in Tintagel. Conveyancing and Chelsea Building Society mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1992. The conveyancing solicitor in Tintagel who previously acted has long since retired. What should I do?

First make enquiries of HMLR to make sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. You do not need to instruct a Tintagel conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Tintagel Conveyancing for Leasehold Flats - Examples of Queries Prior to buying

Does the lease include onerous restrictions? The majority of Tintagel leasehold apartments will be liable to pay a service bill for the upkeep of the block levied by the management company. If you buy the flat you will have to pay this contribution, normally quarterly accross the year. This could differ from two or three hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. In all likelihood there will be a rentcharge to be met yearly, normally this is not a large sum, say approximately £50-£100 but you should to check as on occasion it could be surprisingly expensive. The prefered form of lease arrangement is where the freehold title is in the ownership of the leaseholders. In this arrangement the lessees benefit from control and notwithstanding that a managing agent is usually employed where the building is larger than a house conversion, the managing agent retained by the leaseholders.