I am expecting a offer of a home loan from Halifax. I hope to enlist the help of a Licensed Conveyancer in Fitzrovia. Does the Halifax Conveyancing panel exclude Licensed Conveyancers?
The Halifax approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
At what point can the exchange of contracts occur in domestic conveyancing in Fitzrovia and do I need to attend the solicitors branch?
If you are in close proximity to our conveyancing solicitors in Fitzrovia you are welcome to come in to sign contracts. That being said, the law practices we recommend supply countrywide coverage for conveyancing and give as equally diligent and professional a job for you when communicating with you electronically. The executing of the sale agreement is not when everything is set in stone. A signed contract simply enables the firm to exchange contracts when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Fitzrovia)to be in the office available at the end of the phone to exchange contracts.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Fitzrovia?
There are many registered licenced Conveyancers in Fitzrovia and Solicitor firms in Fitzrovia offering conveyancing It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. Both can conduct other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
We are getting the release of further funds on our home loan from Principality as we intend to carry out a loft conversion to our home in Fitzrovia. Are we obliged to appoint a high street Fitzrovia solicitor on the Principality conveyancing panel to handle the legals?
Principality do not ordinarily instruct firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality list.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Fitzrovia solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative 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 Fitzrovia 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.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Fitzrovia?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Fitzrovia. 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 the Landlord & Tenant Act 1954 affect my commercial premises in Fitzrovia and how can your lawyers assist?
The 1954 Act affords a safeguard to business tenants, granting the dueness to apply to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and help with commercial conveyancing in Fitzrovia
When it comes to my conveyancing in Fitzrovia should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Fitzrovia conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancer's time in submitting the funds this way.