Can the conveyancing solicitors listed on your site conduct attended exchange conveyancing in St Pancras?
We do have a number of conveyancing experts who can conduct personalised exchanges. Do contact us to get a fee calculation and details as to dates.
My brother-in-law has suggested I instruct a conveyancing solicitor in St Pancras. I need to find out if they are on the Barclays Direct conveyancing panel. Could you advise?
The first thing to do is phone your lawyer and ask them if they can act for the bank. Alternatively you should get in touch with Barclays Direct who may be able to assist.
Should my lawyer be making enquiries regarding flooding as part of the conveyancing in St Pancras.
The risk of flooding is if increasing concern for lawyers conducting conveyancing in St Pancras. There are those who acquire a property in St Pancras, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to impart advice on flood risk, however there are a number of checks that can be initiated by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in St Pancras. The conventional set of completed inquiry forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the vendor to determine whether the premises has suffered from flooding. If flooding has previously occurred which is not notified by the vendor, then a buyer may bring a claim for damages as a result of such an incorrect response. The purchaser’s conveyancers will also conduct an environmental search. This should disclose if there is any known flood risk. If so, further investigations should be carried out.
I am buying my first flat in St Pancras with a loan from Skipton Building Society. The builders refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The property agent told me not reveal to my solicitor about this extras as it would jeopardize my loan with Skipton Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Due to the guidance of my in-laws I had a survey completed on a property in St Pancras before retaining lawyers. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies tend not give a loan on this type of home.
It depends who your proposed lender is. Santander has different instructions from Halifax. If you e-mail us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in St Pancras. Conveyancing will be smoother if you use a solicitor in St Pancras especially if they are accustomed to such properties in St Pancras.
I would like to let out my leasehold flat in St Pancras. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
A small minority of properties in St Pancras do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I am the proprietor of a garden flat in St Pancras. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the premium payable for the purchase of the freehold?
Most certainly. We are happy to put you in touch with a St Pancras conveyancing firm who can help.
An example of a Lease Extension case for a St Pancras property is Flat 89 Trinity Court Grays Inn Road in February 2013. the Tribunal found that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 to the Leasehold Reform, Housing and Urban Development Act 1993 should be £36,229. This case affected 1 flat. The number of years remaining on the existing lease(s) was 66.8 years.