I am helping my mother sell her flat in St Margarets. Will the conveyancer arrange the EPC or should I organise this?
After the abolition of Home Information Packs, energy assessments was maintained a mandatory element of selling a property. An EPC must be to hand prior to the property being marketed. It is not as aspect of the sale process that conveyancers normally organise. Where you are instructing a St Margarets conveyancing lawyer they might be able to arrange energy performance certificates due to their contacts with reputable St Margarets assessors
is it true that all St Margarets solicitor practices on the Santander conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Santander conveyancing panel they would need to be regulated by the SRA. The majority of banks do list licenced conveyancers on their panel in which case such practice would be regulated by the CLC.
We were going to get a DIP from Aldermore this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Aldermore recommend any St Margarets solicitors on the Aldermore conveyancing panel, or is it better to find our own lawyer?
You will need to appoint St Margarets solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
I have been told that property searches are a common reason for stalling in St Margarets conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not feature within the most frequent causes of delays during the legal transfer of property. Searches are not likely to feature in any delay in conveyancing in St Margarets.
I am looking for a ground for flat up to £245,000 and identified one round the corner in St Margarets I like with amenity areas and station nearby, the downside is that it's only got 61 years unexpired on the lease. There is not much else in St Margarets 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 mortgage the shortness of the lease may be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
What tools are available to locate a St Margarets law firm on the Norwich and Peterborough Building Society conveyancing panel? I am a keen cyclist and am happy to travel upto 10kilometers to meet the solicitor.
Feel free to make use of the tool on this website. Please choose the lender and your location and you will see a number of St Margarets conveyancing lawyers located nearest you. We have detailed some St Margarets conveyancing firms at the bottom of this page and you can call them to see if they are on the Norwich and Peterborough Building Society panel
In my capacity as executor for the will of my aunt I am selling a residence in Newport but live in St Margarets. My lawyer (who is 250 miles from merequires that I execute a statutory declaration before completion. Could you suggest a conveyancing lawyer in St Margarets who can attest this legal document for me?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are based in St Margarets
My partner and I may need to rent out our St Margarets basement flat temporarily due to a new job. We used a St Margarets conveyancing practice in 2004 but they have closed and we did not have the foresight to seek any guidance as to whether the lease permits subletting. How do we find out?
A lease governs relations between the freeholder and you the flat owner; in particular, it will indicate if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in St Margarets do not contain subletting altogether – such a clause would adversely affect the market value the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the sublease.
Despite our best efforts, we have been unsuccessful in trying to purchase the freehold in St Margarets. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a absentee landlord or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to decide the sum to be paid.
An example of a Lease Extension decision for a St Margarets premises is Ground Floor Flat 91 Bath Road in May 2009. in a case where the freeholder could not be traced, the Brentford County Court ordered that the Lease be surrendered in return for the grant of a new lease of the Premises at a premium determined by the Leasehold Valuation Tribunal. The tribunal concluded that the price payable by the Applicant for the new lease of the premises be £15,900 This case related to 1 flat. The unexpired term as at the valuation date was 60.45 years.