Having spent time looking at consumer advice sites for a recommended lawyer in St Luke's, many say that I should use a CQS accredited lawyer. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home ownership transfers, trusted by some of the UK's major lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. CQS is not a scheme offered by the Council of Licensed Conveyancing. St Luke's is one of the many areas of the UK where there are CQS solicitors.
Despite weeks of looking the Title Certificate and documents to my home are lost. The solicitors who conducted the conveyancing in St Luke's 10 years ago no longer exist. What do I do?
As long as the title is registered the information relating to your proprietorship will be evidenced by the Land Registry with a Title Number. It is easy to carry out a search at the Land Registry, find your house and get current copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will also normally retain a certified duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.
About to purchase a new build flat in St Luke's. Conveyancing is a frightening process 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.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in St Luke's
Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please confirm the Lease plans are surveyor prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I opted to have a survey done on a property in St Luke's in advance of appointing solicitors. I have been told that there is a flying freehold aspect to the property. Our surveyor advised that some banks will not give a loan on such a property.
It depends who your proposed lender is. HSBC has different requirements for example to Halifax. Should you wish to telephone us we can investigate further with the relevant 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 Luke's. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in St Luke's to see if the conveyancing will be more expensive.
Is it best to choose a St Luke's conveyancing lawyer based in the location that I am buying? I have an old university friend who can deal with the legal formalities however his firm is located approximately 350kilometers away.
The primary upside of using a local St Luke's conveyancing practice is that you can pop in to execute paperwork, deliver your ID and apply pressure on them if necessary. Having local St Luke's know how is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and they were impressed that should outweigh using an unknown St Luke's conveyancing lawyer just because they are St Luke's based.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.