Can your site be used to recommend a Conveyancing solicitor in St Giles even if I’m not buying or selling a house, for instance if I want to acquire an office in St Giles with a loan from Skipton Building Society?
Our search tool is mainly there to locate domestic conveyancing solicitors in St Giles but we have recorded towards the bottom of this page some St Giles commercial conveyancing firms. You will need to make contact with the firm directly to check if they can also act for Skipton Building Society
We are planning to purchase with Norwich and Peterborough Building Society. I called into a few local companies but am unable to find a St Giles conveyancing firm on the Norwich and Peterborough Building Society approved list. Can you assist?
Feel free to make use of the find a lender approved solicitor tool on this site. Please choose the lender and type St Giles or your preferred area and you will discover numerous solicitors offices in St Giles or nearest you.
I am assisting my niece sell her house in St Giles. Does the solicitor arrange an EPC or should I organise this?
After the abolition of Home Packs, EPC’s was maintained a compulsory part of selling a house. An energy assessment needs to be commissioned in advance of the property being put on the market. It is not something that solicitors normally arrange. If you are using a St Giles conveyancing lawyer they may be able to arrange energy assessments given their relationships with long established local energy assessors
I have a mortgage with Co-operative for my property in St Giles. Conveyancing has been completed 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Co-operative?
Your original mortgage agreement with Co-operative will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Co-operative’s mortgage conditions. It may be that Co-operative will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. You need not do this via a Co-operative conveyancing panel solicitor.
I am due to exchange contracts on my flat. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Coventry BS are being difficult. The St Giles solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry 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.
What can a local search tell me about the property I am purchasing in St Giles?
St Giles conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations for example Searches UK The local search is essential in every St Giles conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search should provide information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
Over the last few months I have been searching for a flat up to £245,000 and identified one close by in St Giles I like with open areas and transport links in the vicinity, the downside is that it only has 49 years unexpired on the lease. There is not much else in St Giles for this price, so just wondered if I would be making a grave error buying a short lease?
If you require a home loan that many years will likely be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.
How does the Landlord & Tenant Act 1954 affect my commercial offices in St Giles and how can your lawyers assist?
The 1954 Act provides protection to commercial leaseholders, granting the legal entitlement to apply to court for a new tenancy and remain in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. St Giles is one of our many areas of the UK in which our lawyers are based