It is a dozen years since I purchased my home in Clerkenwell. Conveyancing lawyers have now been retained on the sale but I can't track down my title deeds. Will this cause complications?
Don’t worry too much. Firstly there is a chance that the deeds will be kept by your lender or they could be in the possession of the conveyancers who acted in the purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring current official copies of the land registers. Most conveyancing in Clerkenwell involves registered property but in the rare situation where your property is not registered it is more of a problem but is resolvable.
I am considering applying for a Virgin Money mortgage for purchase of a newly converted (under development) in Clerkenwell with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Virgin Money ?
In theory, you could use a solicitor that is not on the Virgin Money conveyancing panel, but Virgin Money would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
I am the sole beneficiary of my late mum's estate with all property in now in my sole name, including the my former home in Clerkenwell. The Clerkenwell property was put into my name in March. I plan to dispose of the house. I understand that there is a CML 6 month 'rule', meaning my proprietorship will be regarded the same way as if I'd bought the house in March. Is the property unsalable for six months?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. Most lenders would take a pragmatic view as this obligation is chiefly there to identify subsales or the quick reselling of property.
When it comes to lenders such as Santander, do Clerkenwell conveyancers face an annual charge to be on the conveyancing panel?
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.
I have decided to exercise my right to buy my property in Clerkenwell off the council. I have a mortgage agreed with Yorkshire BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
My husband and I are novice buyers - agreed a price, but the estate agent advised that the owners will only go ahead if we use the agent's recommended conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a local solicitor who is familiar with conveyancing in Clerkenwell
We suspect that the seller is not behind this demand. Should the owner desire ‘a quick sale', turning down a genuine buyer is is going to put the whole deal at risk. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are ready to progress, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)however you will continue to use your own,trusted Clerkenwell conveyancing solicitors - not the ones that will earn the estate agent a kickback or achieve conveyancing thresholds pre-set by corporate headquarters.
Estate agents have just been given the go-ahead to market my basement apartment in Clerkenwell. Conveyancing solicitors are to be appointed soon, but I have recently had a yearly service charge demand – what should I do?
The sensible thing to do is discharge the service charge as usual given that all ground rent and maintenance invoices should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Following years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Clerkenwell. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a missing landlord or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to calculate the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Clerkenwell residence is Flat 89 Trinity Court Grays Inn Road in February 2013. the Tribunal found that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 to the Leasehold Reform, Housing and Urban Development Act 1993 should be £36,229. This case related to 1 flat. The unexpired lease term was 66.8 years.
Been looking for a conveyancer for freehold sale conveyancing in Clerkenwell. We are selling, uncomplicated no mortgage to redeem, no hurry, no onward chain. Got an estimate from a property lawyer for nine hundred pounds excluding VAT which is a tad expensive given that its so straightforward. Is it possible to find less expensive fees for conveyancing in Clerkenwell?
Given that it’s a sale only, £450 + VAT would be about the cheapest for sale conveyancing in Clerkenwell.