The St Giles conveyancing firm handling our St Giles conveyancing has uncovered a discrepancy between the assumptions in the valuation survey and what is in the title deeds. My lawyer says that he must ensure that the bank is OK with this discrepancy and is still content to lend. Is my solicitor’s course or action legitimate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in St Giles. My lender is Virgin
Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 28/7/2025, the requirements read as follows :
It has been five months since my purchase conveyancing in St Giles completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm buying my first flat in St Giles with the aid of help to buy. The sellers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not to tell my conveyancer about the side-deal as it will affect my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My cousin has encouraged me to use his conveyancing solicitors in St Giles. Should I use them?
There are no two ways about it the best way to select a conveyancing solicitor is to get feedback from friends or relatives who have actually experience in using the solicitor you're considering.
What are your top tips when it comes to choosing a St Giles conveyancing practice to carry out our lease extension conveyancing?
When appointing a conveyancer for your lease extension (regardless if they are a St Giles conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of work. We suggest that you talk with two or three firms including non St Giles conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be of use:
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How experienced is the firm with lease extension legislation? How many lease extensions has the firm carried out in St Giles in the last 12 months?
I own a second floor flat in St Giles. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the sum payable for the purchase of the freehold?
if there is a missing freeholder or where 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 LVT to calculate the price payable.
An example of a Lease Extension decision for a St Giles property 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 number of years remaining on the existing lease(s) was 66.8 years.