What is the most effective way to search for the right lawyer to give a high level service for my conveyancing in St Mary Cray?
Option 1 is to ask your friends and family who they used in the past and if they were happy with the service.
Second, look on the internet for conveyancing in St Mary Cray. Ring two or three listed and ask them to send you their conveyancing costs illustrations and speak to the lawyer who will conduct your conveyancing in advance ofmaking your decision.
Option 3 is to use this site to assist you in finding the right solicitors taking into account your own requirements including area of the property,timings, complexity and who the proposed mortgage company is. Resist the temptation to appoint £99 conveyancing in St Mary Cray
I have paid off my mortgage with Santander. I assume I don't need a St Mary Cray conveyancer on the Santander panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I am due to exchange contracts on my house. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being problematic. The St Mary Cray solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I was told three weeks ago that my mortgage has been agreed to by Co-operative. Is it usual for Co-operative to only issue the offer once my solicitor in St Mary Cray is approved on their conveyancing panel? Co-operative have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
Should my conveyancer be asking questions regarding flooding during the conveyancing in St Mary Cray.
Flooding is a growing risk for lawyers dealing with homes in St Mary Cray. There are those who buy a property in St Mary Cray, completely expectant that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to give advice on flood risk, however there are a numerous checks that may be carried out by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in St Mary Cray. The standard property information forms supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the vendor to find out whether the property has ever been flooded. If the residence has been flooded in past which is not revealed by the seller, then a buyer may commence a legal claim for losses stemming from an misleading response. The purchaser’s lawyers may also carry out an enviro report. This should disclose whether there is a recorded flood risk. If so, further investigations should be made.
About to purchase a new build flat in St Mary Cray. 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 is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in St Mary Cray
Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
In what way can the Landlord & Tenant Act 1954 impact my commercial premises in St Mary Cray and how can your lawyers assist?
The particular law that you refer to affords security of tenure to commercial leaseholders, granting the dueness to make a request to court for a continuation of occupancy at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. St Mary Cray is one of our numerous areas of the UK in which our lawyers are based
I’m about to sell my basement flat in St Mary Cray. Conveyancing has not commenced, but I have recently received a half-yearly service charge demand – what should I do?
It best that you clear the invoice as usual given that all rents and maintenance invoices should be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until 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 am the registered owner of a basement flat in St Mary Cray. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount due for a lease extension?
if there is a absentee landlord or if 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 Leasehold Valuation Tribunal to determine the amount due.
An example of a Lease Extension case for a St Mary Cray residence is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The unexpired lease term was 50.57 years.