My IFA requires my St Luke's law firm’s panel reference for the Nat West conveyancing panel. How do I find this out. I have tried my local St Luke's office but they have not responded to me.
The sensible thing to do is ask for this information from your St Luke's lawyer . They maintain a central record lender panel numbers.
I am purchasing a house for cash in St Luke's. I have been living for the previous twelve years in St Luke's. Conveyancing searches are exorbitant. Given that I have knowledge of the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a home loan, then almost all of the St Luke's conveyancing searches are at your discretion. Your conveyancer will ’encourage you, no-doubt strongly, that you should have searches carried out, but he is duty bound to do this. Do consider; if you are likely to sell the house in the future, it could be of importance to your prospective buyer what the searches reveal. There are plenty of instances where properties with apparent issues can still reveal detrimental search results. A good conveyancing solicitor in St Luke's should be able to give you some practical advice in this regard.
Forgive me if this question is silly but I am wet behind the ears as FTB of a two bedroom flat in St Luke's. Do I collect the keys to the premises on the completion date from my conveyancer? If this is the case, I will instruct a local conveyancing solicitor in St Luke's?
On the day of completion you do not need to attend the conveyancers office in St Luke's. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's solicitors, and shortly after the monies have arrived, you should be able to collect the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
I am due to move property in May. Should my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you recommend a removal company in St Luke's. Conveyancing firm was found before I stumbled across this website.
On the afternoon of completion you can pick up the house keys from the selling agent but this can only happen once the previous owners conveyancers inform the agent that the monies to complete are in and the keys can be collected. You should inform the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can assist you in locating a residential property solicitor in St Luke's or a solicitor that specialises in conveyancing in St Luke's.
Last month we had a mortgage agreed in principle with Principality. St Luke's conveyancing practitioners were appointed. How long does it take for Principality to forward the offer to the lawyer?
There is no definitive answer here. Have Principality done the survey? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am buying a new build house in St Luke's with a mortgage from TSB. The builders would not budge the amount so I negotiated 6k of extras instead. The sale representative told me not reveal to my solicitor about the extras as it would jeopardize my loan with the bank. 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.
I've found a house that appears to meet my requirements, at a reasonable figure which is making it more attractive. I have just found out that it's a leasehold rather than freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in St Luke's. Conveyancing solicitors have not yet been appointed. Will they explain the issues?
Most houses in St Luke's are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in St Luke's so you should seriously consider shopping around for a St Luke's conveyancing solicitor and check that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’sconsent to conduct changes to the property. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the property is part of an estate. Your conveyancer will appraise you on the various issues.
Following months of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in St Luke's. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Absolutely. We can put you in touch with a St Luke's conveyancing firm who can help.
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 was in relation to 2 flats. The unexpired term was 72.39 years.
I happen to be an executor of my recently deceased parent's Will, with a house in St Luke's which is to be marketed. The property is unregistered at the Land Registry and I'm advised that many buyers solicitors will insist that it is done before they will move forward. What's the procedure for this?
In the circumstances that you have set out it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.