Can I use your services to locate a Conveyancing solicitor in St Pancras even if I’m not buying or disposing of a house, for instance where I wish to buy an office in St Pancras with a loan from Clydesdale?
Our comparison service is primarily utilised to help choose domestic conveyancing solicitors in St Pancras but we have set out at the end of this page some St Pancras commercial conveyancing firms. You will need to enquire with the company directly to establish if they can also act for Clydesdale
We were going to get a DIP from Co-operative this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Co-operative recommend any St Pancras solicitors on the Co-operative conveyancing panel, or is it better to find our own lawyer?
You will need to appoint St Pancras solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local St Pancras building society branch on various occasions and was told it does not impact the mortgage offer and they would lend. My St Pancras conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your conveyancing practitioner has to comply with the CML Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
After what seems like an age I have had an offer on a flat in St Pancras accepted, the owners do nevertheless have a connected purchase. The vendors have placed an offer on on an apartment, but it’s not yet tied up, and are looking at other apartments in the pipeline. I have chosen a high street conveyancing solicitor in St Pancras. What do I do now? At what stage should I apply for the mortgage with RBS?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then survey, St Pancras conveyancing search costs, etc). The first course of action is to check that your property lawyer is on the RBS conveyancing panel. Regarding the subsequent phase this very much dictated by the uniqueness of your case, motivation for this property and on the state of the market. In a hot market some purchasers will apply for a home loan with RBS and pay for the valuation and only if it was satisfactory would they request their property lawyer to press on with the conveyancing in St Pancras.
I'm buying a new build house in St Pancras with a loan from Clydesdale. The sellers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not to tell my solicitor about this side-deal as it will adversely affect my loan with the bank. Should I keep quiet?.
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.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a simple, chain free conveyancing. St Pancras is where the house is located. What do you suggest?
Flying freeholds in St Pancras are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St Pancras you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Pancras may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
In scouring the web for the words on line conveyancing in St Pancras it shows results of numerous property lawyerslocally. With so much choice what is the best way to find the right conveyancing solicitor for me?
The best way of choosing a suitable conveyancer is via personal testimonial, so ask colleagues and relatives who have purchased a property in St Pancras or a reputable estate agent or mortgage broker. Charges for conveyancing in St Pancras differ, so it's advisable to secure a minimum of three quotes from different solicitors. Dont forget to clarify what costs in the quote includes.
I work for a reputable estate agency in St Pancras where we have experienced a number of flat sales jeopardised as a result of short leases. I have received contradictory information from local St Pancras conveyancing firms. Please can you shed some light as to whether the owner of a flat can initiate the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Following years of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in St Pancras. Can we issue an application to the Residential Property Tribunal Service?
Most definitely. We are happy to put you in touch with a St Pancras conveyancing firm who can help.
An example of a Lease Extension decision for a St Pancras premises 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 related to 1 flat. The unexpired term was 66.8 years.