I am expecting a mortgage offer from Lloyds. I intend to use a Licensed Conveyancer in St James's. Does the Lloyds Solicitor panel include Licensed Conveyancers?
The Lloyds conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in St James's. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 10/6/2019, the requirements read as follows :
I am purchasing a property and the conveyancer has raised the issue of Chancel Repair to which the house could be liable given it’s proximity to the area of such a church. He has suggested insurance. Is this strictly required for conveyancing in St James's
Unless a previous acquisition of the premises completed after 12 October 2013 you could take it that conveyancing practitioners handling conveyancing in St James's to remain recommending a chancel search and or insurance against a claim.
I used Wolstenholmes a few years ago for my conveyancing in St James's. I now require my file however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in St James's of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the advice of my in-laws I had a survey completed on a house in St James's prior to appointing solicitors. I have been told that there is a flying freehold element to the property. The surveyor has said that some lenders will refuse to issue a mortgage on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. If you contact us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in St James's. Conveyancing may be slightly more expensive based on your lender's requirements.
Can you provide any top tips for leasehold conveyancing in St James's with the purpose of saving time on the sale process?
- Much of the delay in leasehold conveyancing in St James's can be reduced if you get in touch lawyers as soon as your agents start advertising the property and request that they start to collate the leasehold information needed by the purchasers’ conveyancers. If you have the benefit of shareholding in the Management Company, you should make sure that you are holding the original share document. Obtaining a replacement share certificate can be a lengthy formality and frustrates many a St James's home move. Where a duplicate share certificate is required, you should approach the company officers or managing agents (where applicable) for this at the earliest opportunity. Many freeholders or Management Companies in St James's charge for providing management packs for a leasehold premises. You or your lawyers should discover the actual amount of the charges. The management information sought as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most common cause of delay in leasehold conveyancing in St James's. If you have had any disputes with your landlord or managing agents it is very important that these are resolved before the property is put on the market. The buyers and their solicitors will be nervous about purchasing a flat where a dispute is ongoing. You may need to swallow your pride and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to reveal the dispute as over rather than ongoing.
Having spent months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in St James's. Can we issue an application to the Residential Property Tribunal Service?
Most certainly. We can put you in touch with a St James's conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a St James's premises is 20 Avonwick Road in July 2013. The Tribunal was dealing with an application under Section 26 of the Leasehold Reform Housing and Urban Development Act 1993 for a determination of the freehold value of the property. It was concluded that the price to be paid was Fifteen Thousand Nine Hundred and Seventy (£15,970) divided as to £8,200 for Flat 20 and £7,770 for Flat 20A This case was in relation to 1 flat. The remaining number of years on the lease was 73.26 years.
