My financial adviser has asked me for my St Agnes solicitor’s panel member for the Nat West conveyancing panel. How do I find this out. I have contacted my local St Agnes branch but they cant find it on their system.
The sensible thing to do is ask for this information from your St Agnes conveyancing practitioner . Most St Agnes law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
Can you help - my lawyer says that absentee landlord insurance is necessary on my purchase. What is the level of cover for St Agnes conveyancing?
The right level of absentee landlord indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and Norwich and Peterborough Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.
The formalities of my remortgage has taken place for my property in St Agnes. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local St Agnes bank branch on a couple of occasions and was reassured it wasn't an issue and they would lend. My St Agnes conveyancing solicitor - who is on the lender conveyancing panel- called and was told they will not lend based on their published requirements. I simply don't know who is right.
As long as the property lawyer is on the bank approved list, they must adhere to the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Are there restrictive covenants that are commonly identified as part of conveyancing in St Agnes?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in St Agnes. 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…’
How does conveyancing in St Agnes differ for newly converted properties?
Most buyers of new build or newly converted property in St Agnes approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is constructed. This is because house builders in St Agnes tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in St Agnes or who has acted in the same development.
I am looking for a ground for flat up to £245,000 and identified one round the corner in St Agnes I like with amenity areas and railway links in the vicinity, however it only has 51 remaining years left on the lease. There is not much else in St Agnes in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you require a mortgage the shortness of the lease will be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.