Do the conveyancing lawyers that you recommend conduct right to buy conveyancing in St James's?
We work with plenty of conveyancing specialists carrying out right to buy transactions Please call us in order to get a conveyancing quote.
When it comes to lenders such as Coventry BS, do St James's conveyancers incur a yearly amount to be on the list of approved solicitors?
We are not aware of any bank fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
We previously selected conveyancing lawyers located in St James's on the Lloyds solicitor panel. They have just billed me a supplemental amount for dealing with the Lloyds mortgage. Is this an additional conveyancing fee set by Lloyds?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your conveyancing practitioner can levy a fee for this. The fee is not dictated by Lloyds but by your St James's conveyancing practitioner. Some firms on the Lloyds panel will quote ’dealing with mortgage’ fee but some practices include it on their overall fee.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a St James's conveyancer on the Santander panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I am buying a new build house in St James's with a mortgage from Alliance & Leicester . The developers refused to move on the amount so I negotiated £7000 of extras instead. The property agent suggested that I not inform my lawyer about the deal as it could impact my loan with Alliance & Leicester . Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How straightforward is it to use the search tool to select a conveyancing practitioner in St James's on the panel for my bank?
Step one is to select a bank such as Birmingham Midshires, The Royal Bank of Scotland or Aldermore then choose your location for instance St James's. Conveyancing organisations in St James's and beyond should be listed.
I today plan to offer on a house that seems to tick a lot of boxes, at a reasonable figure which is making it all the more appealing. I have subsequently been informed that the title is leasehold as opposed to freehold. I am assuming that there are issues purchasing a leasehold house in St James's. Conveyancing solicitors have are soon to be appointed. Will they explain the issues?
The majority of houses in St James's are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in St James's in which case you should be looking for a St James's conveyancing practitioner and check that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as requiring the freeholder’sconsent to carry out changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the house is part of an estate. Your lawyer should appraise you on the various issues.
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a St James's conveyancing firm to represent me?
Absolutely. We can put you in touch with a St James's conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a St James's premises is 20 Avonwick Road in July 2013. The Tribunal was dealing with an application under Section 26 of the Leasehold Reform Housing and Urban Development Act 1993 for a determination of the freehold value of the property. It was concluded that the price to be paid was Fifteen Thousand Nine Hundred and Seventy (£15,970) divided as to £8,200 for Flat 20 and £7,770 for Flat 20A This case related to 1 flat. The unexpired residue of the current lease was 73.26 years.