What is the difference between a licensed conveyancer and conveyancing solicitor in Barbican
Two types of professional can do conveyancing in Barbican namely licenced conveyancers or solicitors. The two can provide conveyancing services that you need to complete the disposal or acquisition of property. Both are duty bound to carry out Barbican conveyancing on similar standards and guidelines so you can be safe in the knowledge that your conveyancing will be properly administered and that the requirements and procedures will be appropriately attended to.
We expect to receive a AIP from Santander this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Barbican solicitors on the Santander conveyancing panel, or is it better to go independently?
You will need to appoint Barbican solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
My fiancee and I are at the point of looking at apartments in Barbican and I am now considering a potential offer. Is it advisable to have my conveyancer on ‘stand by’? I will be getting a home loan with Co-operative.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are obtaining a mortgage with Co-operative, make sure you remember to check that your lawyer is on the Co-operative conveyancing panel.
How does conveyancing in Barbican differ for new build properties?
Most buyers of new build premises in Barbican approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is constructed. This is because builders in Barbican tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Barbican or who has acted in the same development.
I decided to have a survey carried out on a house in Barbican prior to retaining solicitors. I have been told that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies will not grant a loan on a flying freehold property.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Barbican. Conveyancing may be slightly more expensive based on your lender's requirements.
I'm converting the mortgage on my existing home to a buy to let loan with TSB and I will use the ballance of the raised equity as a deposit on another house. The area we are talking about is Barbican. Will your conveyancers be able to act for both sets of banks and tie in the transactions?
Do use our comparison tool on this page to be sure that the solicitors are approved by both lenders. Assuming that they are your lawyer will be able to connect the two transactions but you should have a chat with you conveyancer and communicate your desired outcome and needs.
There are only Fifty years unexpired on my lease in Barbican. I am keen to extend my lease but my freeholder is absent. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you have used your best endeavours to find the lessor. On the whole an enquiry agent may be useful to conduct investigations and prepare an expert document to be used as evidence that the freeholder can not be located. It is wise to seek advice from a conveyancer both on proving the landlord’s disappearance and the vesting order request to the County Court covering Barbican.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Barbican conveyancing firm to act on my behalf?
Absolutely. We can put you in touch with a Barbican conveyancing firm who can help.
An example of a Lease Extension decision for a Barbican premises is 137 & 139 Haberdasher Street in December 2013. The Tribunal determines in accordance with section 48 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 that the premium for the extended lease for each Property should be £12,350.00. This case affected 2 flats. The unexpired term was 72.39 years.
New build sellers have put forward a solicitor and I've sought an estimate from them. It's almost £250 less expensive than my own Barbican lawyer. What's the catch?
Developers often have panels of lawyers who expedite matters and who know the builder's paperwork and conveyancer. As many developers offer an inducement to choose a preferred conveyancer for this reason, any increased charges can be avoided and a developer will not recommend a conveyancing warehouse and run the risk of having the conveyancing stall when they require an exchange in 28 days. The argument for not opting for the recommended solicitor is that they may prove reluctant to 'push' your interests for fear of alienating the housebuilder. If you worry that this may be the situation you should keep with your local Barbican property lawyer.