We were going to get a AIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any Tavistock solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Tavistock solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.

I am due to exchange contracts on my apartment. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Yorkshire BS are being difficult. The Tavistock solicitor who is on the Yorkshire BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Yorkshire BS are requiring 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.

I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Tavistock solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Tavistock surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I require quick conveyancing in Tavistock as I have pressure to sign on the dotted line in less than 4 weeks. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save money and time?

If.Given you are are a cash purchaser you have the choice not to do searches although no law firm would advise that you don't. With plenty of history conveyancing in Tavistock the following are examples of issues that can be revealed and adversely impact market value: Enforcement Actions, Overdue Charges, Outstanding Grants, Railway Schemes,...

Just acquired a terraced house in Tavistock , how long should it take for the Land Registry to register my proprietorship? My Tavistock conveyancing solicitor works at snail pace, so I want to be sure the registration formalities are dealt with.

As far as conveyancing in Tavistock registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can vary depending on who lodges the application, whether there are errors and whether the Land registry must send notices to any 3rd persons or bodies. Currently roughly three quarters of submission are completed in less than three weeks but occasionally there can be longer delays. Registration takes place after the purchaser is living at the premises thus post completion formalities is not typically primary concern but if there is a degree of urgency associated with the registration then you or your solicitor should contact the land registry and explain the circumstances.

My husband and I are 3 weeks into a leasehold purchase having been directed to a firm by the selling agent to execute conveyancing in Tavistock. We are not happy. Could you you assist me in finding new solicitors?

They would need to be really poor to suggest replacing them. Has the loan offer been sent? If so you will need to make them aware of the new contact details and have the offer are re-issued. The solicitor ideally needs to be on the lenders approved list to avoid added fees and delays. So that should be your first question of the new solicitors. The search tool will help you find a lender approved solicitor for your conveyancing in Tavistock

What makes a Tavistock lease unacceptable for security purposes?

There is nothing unique about leasehold conveyancing in Tavistock. Most leases are unique and legal mistakes in the legal wording can result in certain provisions are wrong. For example, if your lease is missing any of the following, it could be defective:

Maintenance charge proportions which don’t add up to the correct percentage

You will 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. HSBC Bank, Barnsley Building Society, and Aldermore all have express 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 withdraw.

Leasehold Conveyancing in Tavistock - Examples of Queries Prior to Purchasing

If a Tavistock lease has less than eighty years it will affect the salability of the flat. Check with your mortgage company that they are happy with residual term of the lease. Leases with fewer than 80 years remaining means that you will almost definitely need a lease extension at some point and you need to have some idea of how much this would cost. For most Tavistocklease extensions you will be required to have owned the premises for 24 months in order to be eligible to extend the lease. The best form of lease arrangement is a share of the freehold. In this scenario the tenants have control and notwithstanding that a managing agent is frequently employed if it is bigger than a house conversion, the managing agent retained by the leaseholders. How much is the annual maintenance fee and ground rent?