Can you help? My St Pancras lawyer is informing me me that she is duty bound toapply for St Pancras conveyancing searches becausethe firm are on the Santandersolicitor panel. Is my lawyer right?
You have limited options available to you. Given that you are taking out a loan with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out St Pancras conveyancing searches.
Have just purchased a repossessed house at auction in St Pancras. Conveyancing is necessary. What are my next steps?
Now that you have exchanged you must choose a conveyancing solicitor as a matter of priority as you now have a pending a fixed date to complete the property. All auction property should have an associated legal set of papers. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the legal papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You should pass this on to your appointed conveyancing solicitor as soon as possible. You also need to ensure that that you have the requisite funding in order to complete on the date specified in the contract.
I am buying a property in St Pancras. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Co-operative be concerned?
As you are obtaining a mortgage with Co-operative your lawyer must check the conveyancing instructions set out in Section two of UK Finance Lenders’ Handbook for Co-operative. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Co-operative where a lease fails to comply with these requirements. The specifications relate to the installation of panels on properties nationwide and is not restricted to St Pancras.
Planning on purchasing a apartment in St Pancras. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the St Pancras conveyancer is on the TSB conveyancing panel.
Will our conveyancer be raising questions concerning flooding during the conveyancing in St Pancras.
Flooding is a growing risk for solicitors specialising in conveyancing in St Pancras. There are those who buy a property in St Pancras, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not best placed to give advice on flood risk, but there are a numerous searches that can be carried out by the buyer or by their lawyers which will figure out the risks in St Pancras. The standard information given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the vendor to find out whether the premises has suffered from flooding. In the event that the residence has been flooded in past which is not disclosed by the seller, then a purchaser may bring a compensation claim resulting from an incorrect response. A purchaser’s solicitors should also conduct an environmental search. This will reveal whether there is a recorded flood risk. If so, further inquiries will need to be carried out.
I have todaybecome aware that Stirling Law have closed. They carried out my conveyancing in St Pancras for a purchase of a leasehold apartment 10 months ago. How can I establish that the property is in my name in the name of the former proprietor?
The easiest method to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of St Pancras conveyancing specialists.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. St Pancras is where the house is located. Can you shed any light on this issue?
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.
My wife and I are acquiring a 2 bedroom flat in St Pancras. At the time of instructing our property lawyer, they said that they were on all mainstream bank panels. Our mortgage broker emailed just now to advise that they are not on the Skipton approved list. If it turns out to be true, what should we do? Should we simply choose a different conveyancing practitioner that is on their panel or should we cover the costs for dual representation, with Skipton appointing their own approved conveyancer.
When purchasing a property with the benefit of a mortgage it is standard for the purchaser’s solicitors to also represent the purchaser's lender. In order to act for a bank or building society a property lawyer has to be on that lender's conveyancing panel. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the property lawyer has to fulfill. Some building societies now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your lawyer should call Skipton to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on Skipton's conveyancing panel and you may continue to use your own St Pancras solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.