I have a decision in principle. The bank mentioned the loan came with free conveyancing. Does this mean I have to use their panel conveyancer as I would prefer to appoint a St Pancras based conveyancing firm?
Do check but the the likelihood is that give you one of their panel lawyers where you want the "fee-free" offer. Call the bank to explore if they allow a cash alternative. Some lenders have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near St Pancras.
I am downsizing from our home in St Pancras and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A high street St Pancras conveyancer would know this is not the case. For the life of me I don't know why the buyers are using an internet conveyancing practice as opposed to a conveyancing solicitor in St Pancras. We have lived in St Pancras for many years we know of no issue. Do we contact our local Authority to get confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I am buying a new build house in St Pancras with the aid of help to buy. The builders would not move on the price so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not inform my lawyer about this side-deal as it may jeopardize my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one near me in St Pancras I like with open areas and railway links nearby, however it only has 61 years on the lease. There is not much else in St Pancras for this price, so just wondered if I would be making a grave error purchasing a short lease?
Should you require a home loan that many years will likely be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.
We expect to complete the disposal of our £375,000 flat in St Pancras next Tuesday. The freeholder has quoted £384 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in St Pancras?
St Pancras conveyancing on leasehold apartments normally requires the buyer’s lawyer submitting questions for the landlord to answer. Although the landlord is under no legal obligation to respond to these enquiries most will be content to assist. They are entitled to charge a reasonable administration fee for responding to enquiries or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is £350, in some situations it exceeds £800. The management information fee required by the landlord must be sent together with a synopsis of rights and obligations in relation to administration fees, without which the invoice is technically not due. In reality you have no choice but to pay whatever is demanded if you want to exchange contracts with the buyer.
After months of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in St Pancras. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
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 flat 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 was in relation to 1 flat. The remaining number of years on the lease was 66.8 years.
I would be grateful if you could explain what my options are where my St Pancras conveyancing searches shows detrimental entries?
Usually, almost all concerns that arise in St Pancras conveyancing search responses can be handled ahead of completion or indemnity insurance can be taken. It is important to note that even though you are buying the premises and may be content to accept the search results, your mortgage lender may not, and ultimately have the final decision.