My mortgage company has recommended a law firm on their panel based in St James but I would rather choose a conveyancing lawyer in St James round the corner to me. Are you able to assist?
Far from all St James conveyancing practices are on all banks conveyancing panel. Do make the most of the above search tool to identify a St James conveyancing firm on the on the lender panel.
I have a 4 bedroom Edwardian house in St James. Conveyancing solicitor acted for me and Birmingham Midshires. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold with the matching address. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in St James and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing practitioner who carried out the work.
I am buying a new build apartment in St James. Conveyancing is necessary evil 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 legal work.
Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in St James
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
Due to the input of my in-laws I had a survey completed on a house in St James in advance of instructing solicitors. I have been told that there is a flying freehold aspect to the house. The surveyor has said that some lenders may not issue a mortgage on this type of home.
It varies from the lender to lender. Lloyds has different instructions from Nationwide. If you contact us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in St James. Conveyancing may be slightly more expensive based on your lender's requirements.
I need to instruct a conveyancing practitioner in St James for my home move. Is it possible to check a solicitor's record with the profession’s regulator?
You can read presented Solicitor Regulator Association (SRA) decisions resulting from investigations started on or after Jan 2008. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator sometimes monitor call for training purposes.
I am employed by a busy estate agent office in St James where we see a number of leasehold sales derailed as a result of short leases. I have received contradictory information from local St James conveyancing solicitors. Could you shed some light as to whether the seller of a flat can instigate the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I have had difficulty in trying to reach an agreement for a lease extension in St James. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most definitely. We are happy to put you in touch with a St James conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a St James flat is Flats 12A & 19, Evelyn Mansions Carlisle Place in June 2009. The Tribunal held that the price to be paid for the new lease of Flat 12A is £168,824, For the other flat the price was set at £169,110 This case was in relation to 2 flats. The unexpired residue of the current lease was 56 years.