My wife and I are hoping to acquire a property in St John's Wood and are in fact using a St John's Wood conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with a view to exchanging next week. Bank of Ireland have this afternoon contacted us to advise us that there is now an issue as our St John's Wood solicitor is not on their conveyancing panel. Please explain?
If you are buying a property requiring a mortgage it is conventional for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred St John's Wood lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
My grandson is purchasing a newly built flat in St John's Wood with a home loan from Nottingham. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Nottingham conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Nottingham conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I moved into my home on 7 August and my personal details are still not registered. Need I be worried? My conveyancing solicitor in St John's Wood said it will be concluded in less than a month. Are titles in St John's Wood particularly slow to register?
There is nothing unique when it comes to conveyancing in St John's Wood registration formalities. As opposed to being determined by geographic area, timescales can vary according to the party submitting the application, whether there are errors and whether the Land registry have to notify any third persons or bodies. Currently in the region of three quarters of submission are completed within 12 days but some can be subject to extensive hold-ups. Registration is effected after the purchaser is living at the premises therefore post completion formalities is not usually top priority yet if there is a degree of urgency associated with the registration then you or your lawyers can communicate with the Registry to express the reasoning for the application to be prioritised.
I have been on the look out for a leasehold apartment up to £195,000 and identified one near me in St John's Wood I like with a park and transport links nearby, the downside is that it's only got 52 years on the lease. I can't really find anything else in St John's Wood in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a home loan that many years may be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
I am selling my home. My previous conveyancers has retired. I would be grateful for any recommendation of a conveyancing firm. Im based in St John's Wood if that makes a difference.
Please use our search tool to help you choose a solicitor for your conveyancing in St John's Wood. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a St John's Wood conveyancing firm to act on my behalf?
Where there is a missing landlord or where there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the First-tier Tribunal (Property Chamber) to calculate the premium.
An example of a Lease Extension decision for a St John's Wood residence is Garden Flat 195 Goldhurst Terrace in May 2012. The Tribunal held in accordance with section 48 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 that the premium for the extended lease should be £60,855.00. This case was in relation to 1 flat. The unexpired residue of the current lease was 60.16 years.
In relation to leasehold conveyancing in St John's Wood what are the most frequent lease defects?
There is nothing unique about leasehold conveyancing in St John's Wood. Most leases are unique and legal mistakes in the legal wording can result in certain clauses are missing. For example, if your lease is missing any of the following, it could be defective:
Service charge per centages that don't add up correctly leaving a shortfall
A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Accord Mortgages Ltd, Skipton Building Society, and Britannia all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, obliging the purchaser to pull out.