Last February we completed a house move in St Giles. We have noticed several problems with the property which we believe were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been ordered for conveyancing in St Giles?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in St Giles. Conveyancing searches and investigations undertaken as part of the legal transfer of property are supposed to help avoid problems. As part of the process, a property owner fills in a form called a SPIF. If the information is incorrect, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in St Giles.
I am purchasing a new build flat in St Giles. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in St Giles you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in St Giles.
We have a mortgage agreed in principle with RBS. St Giles conveyancing lawyers are instructed. What is the average time that one could expect to receive a mortgage offer from RBS?
There is no definitive answer here. Have RBS completed the survey? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Planning on purchasing a maisonette in St Giles. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the St Giles lawyer is on the Nationwide conveyancing panel.
I have finally had an offer on a flat in St Giles accepted, but there is a chain. The vendors have put an offer on a flat, however it’s not been accepted yet, and are looking at other flats in the pipeline. I have selected a local conveyancing solicitor in St Giles. What do I do now? At what stage should I apply for the mortgage with Yorkshire BS?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx one thousand pounds, then valuation, St Giles conveyancing search fees, etc). First, you should check that your solicitor is on the Yorkshire BS conveyancing panel. Regarding the next steps this very much depends on the uniqueness of your case, motivation for this property and on the state of the market. During a hot market the majority of buyers would apply for a home loan with Yorkshire BS and arrange for the valuation and only if it comes back ok would they ask their lawyer to proceed with the conveyancing in St Giles.
Have completed on a a detached house in St Giles , how long should it take for the Land Registry to record my ownership? My St Giles conveyancing solicitor works at snail pace, so I want to be certain the post completion formalities are concluded.
As far as conveyancing in St Giles is concerned, registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can differ depending on who lodges the application, whether it is in order and if the Land registry communicate with any third persons or bodies. Currently roughly three quarters of such applications are fully dealt with within two weeks but occasionally there can be longer delays. Registration is effected after the purchaser is living at the property thus an expedited registration is not always an essential issue yet where it is urgent that the the registration takes place urgently then you or your solicitor can communicate with the Registry to express the reasoning for the application to be prioritised.
The estate agent has sent us the confirmation of our purchase of a new build flat in St Giles. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in St Giles
There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
I happen to be an executor of my recently deceased parent's Will, with a property in St Giles which is to be sold. The house is unregistered at HMLR and I'm told that many purchasers will insist that it is done before they'll proceed. What's the mechanism for this?
In the situation you refer to it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.