Please help. My St Luke's solicitor is informing me me that he has toorder St Luke's conveyancing searches asthe firm are on the Nat Westapproved lawyer panel. Is this really necessary?
You have limited options available to you. As you are taking a mortgage with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out St Luke's conveyancing searches.
Various online forums that I have frequented warn that are the number one reason for hinderance in St Luke's house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any slowing down conveyancing in St Luke's.
Are there restrictive covenants that are commonly picked up as part of conveyancing in St Luke's?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in St Luke's. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How do I locate a St Luke's law firm on the Bank of Ireland conveyancing panel? I have wheels and am willing to travel upto 10kilometers to meet the lawyer.
You can use the facility on this website. Please pick a mortgage company and your location and you will see a number of St Luke's conveyancing lawyers based on proximity. We have detailed some St Luke's conveyancing firms towards the end of this page and you can contact them to check whether they are on the Bank of Ireland panel
My cousin has suggested that I use his lawyers for conveyancing in St Luke's. Should I find my own property lawyer?
No doubt the ideal way to choose a conveyancing practitioner is to have guidance from friends or family who have actually experience in using the solicitor that you are contemplating using.
I have just started marketing my garden flat in St Luke's. Conveyancing lawyers have not yet been instructed, however I have just received a half-yearly service charge demand – Do I pay up?
The sensible thing to do is pay the maintenance contribution as usual as all ground rent and maintenance payments will be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I have had difficulty in seeking a lease extension in St Luke's. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to calculate the premium.
An example of a Lease Extension matter before the tribunal for a St Luke's flat is 137 & 139 Haberdasher Street in December 2013. The Tribunal determines 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 for each Property should be £12,350.00. This case related to 2 flats. The remaining number of years on the lease was 72.39 years.