I am expecting a mortgage offer from Santander. I would like to instruct a Licensed Conveyancer in Piccadilly. Does the Santander Solicitor panel include Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Our lawyer has identified a defect with the lease for the apartment we are purchasing in Piccadilly. The seller’s lawyers have offered defective title insurance as a workaround. We are content with insurance and will cover the costs. Our conveyancer has advised that he must ensure that the lender is content with this solution. Are we the client or is the lender?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.
I am aiming to move property in May. Will my conveyancing solicitor update the removal company on the completion day. As an aside, can you suggest a removal company in Piccadilly. Conveyancing lawyer was found before I stumbled across this site.
On the day of completion you can collect the house keys from your selling agent however this should only take place when the sellers lawyers inform the agent that they have the completion monies and the keys can be released. You should advise the removal company that you are ready to move in. As a matter of policy we do not recommend a particular removal organisation but can assist you in locating a residential property solicitor in Piccadilly or a solicitor that specialises in conveyancing in Piccadilly.
My wife and I buying a victorian detached house in Piccadilly. The intention is to convert the garage to an office at the house.Will the conveyancing process involve enquiries to ascertain if these works are permitted?
Your property lawyer will review the deeds as conveyancing in Piccadilly can occasionally reveal restrictions in the title documents which restrict categories of alterations or require the consent of a 3rd party. Many works require local authority planning permissions and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
I am expecting a OIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Piccadilly solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Piccadilly solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
I am 18 days into a freehold purchase having been directed to a firm by the local agent to execute conveyancing in Piccadilly. I am am starting to be dissatisfied with the level of service. Could you help me find new conveyancers?
They would have to be very bad in order to consider replacing them. Has the mortgage offer been generated? In the event that it has you need to advise them of the new contact details and ensure the offer are re-sent. Your solicitor ideally needs to be on the banks panel to avoid supplemental costs and frustration. So that should be your first question of the new solicitors. The search tool can assist you in finding a lender approved conveyancer for your conveyancing in Piccadilly
I've found a house that seems to meet my requirements, at a reasonable price which is making it more attractive. I have subsequently discovered that the title is leasehold rather than freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Piccadilly. Conveyancing advisers have are about to be instructed. Will they explain the issues?
The majority of houses in Piccadilly are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are buying in Piccadilly so you should seriously consider shopping around for a Piccadilly conveyancing solicitor and be sure that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as requiring the freeholder’spermission to carry out alterations. It may be necessary to pay a contribution towards the upkeep of the estate where the house is located on an estate. Your lawyer should advise you fully on all the issues.
I have tried to negotiate informally with with my landlord to extend my lease without success. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Piccadilly conveyancing firm to help?
if there is a absentee landlord or if there is disagreement 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 LVT to arrive at the amount due.
An example of a Lease Extension case for a Piccadilly property is Flat 1 3 Upper Belgrave Street in December 2010. The Tribunal determined that the price payablefor the Lease extension in respect of the subject premises was £2,202,007 This case affected 1 flat. The number of years remaining on the existing lease(s) was 21 years.
A licensed conveyancer acted on my conveyancing in Piccadilly half a dozen years ago having stored my title documents but has now closed – What can I do to get hold of these?
Deeds, as such, are no longer appropriate for most properties in Piccadilly are archived electronically at Land Registry. If you need to prove ownership or are selling or re-mortgaging your solicitor can obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to email@example.com. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.