We are buying our first house. Our property lawyer has contact usto see if we want to take out supplemental conveyancing searches. We are really unsure what's recommended for conveyancing in St Johns
The range of St Johns conveyancing searches should be triggered based entirely on the premises, the location, the likelihood of any of these risks, your knowledge of the area and risks, your overall approach to risk. What matters is that you properly understand what information each search could give you. Then you can make a decision if you consider that you need that search. Should you be in doubt, ask your solicitor to explain.
What happens if my lawyer’s firm is expelled from the RBS Solicitor panel ahead of completing my conveyancing in St Johns?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I am purchasing my first flat in St Johns with a loan from Coventry Building Society. The sellers would not reduce the amount so I negotiated £7000 of additionals instead. The estate agent suggested that I not to tell my conveyancer about the side-deal as it would adversely affect my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
How simple is it to use your search facility to choose a conveyancing lawyer in St Johns on the authorised to act for my mortgage?
First select a mortgage company such as Lloyds TSB Bank, Skipton Building Society or Platform Home Loans Ltd then type in your preferred area a common one being St Johns. Conveyancing practices in St Johns and further afield will then be listed.
Last June I purchased a leasehold property in St Johns. Do I have any liability for service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Having spent years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in St Johns. Can we issue an application to the Residential Property Tribunal Service?
Absolutely. We can put you in touch with a St Johns conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a St Johns flat is 73 Walerand Road in August 2012. the result of the findings of the Tribunal led to a premium to be paid for the extended lease in respect of Flat 73 in the sum of £10,040. The premium applicable in respect of Flat 85 was £5,710. This case related to 2 flats. The unexpired lease term was 72 years.
How easy is it to change a solicitor as I need to find a St Johns based firm who is on the mortgage company conveyancing panel. Is it advisable to appoint a new law firm?
If you haven't yet instructed a conveyancer to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in St Johns that you're considering.