A loan agreement from Santander for the refinancing of my 2 bedroom flat is to be issued within the next few days. Could you suggest a low cost conveyancing solicitor in Pentonville?
You are on the wrong site if you are seeking cut-price fees for conveyancing in Pentonville. Our aim is to provide value for money conveyancing but our intention is not to work with the cheapest lawyers. Resist the temptation to appoint organisations offering ninety nine pound conveyancing in Pentonville. The optimum outcome, in being led by cheap conveyancing, you will get your money’s worth and at worst it will result in you being stung for additional fees and still not receive the service expected.
We had instructed conveyancers locally in Pentonville on the Bank of Ireland solicitor approved list. They are now charging me a separate fee for dealing with the Bank of Ireland mortgage. Is this a supplemental conveyancing fee specified by Bank of Ireland?
Provided it is contained in their Terms and Conditions or Quote then yes your conveyancing practitioner can levy a fee for this. The charge is not set by Bank of Ireland but by your Pentonville solicitor. Some firms on the Bank of Ireland panel will levy ’dealing with mortgage’ fee and others do not.
I am currently in the process of buying my council flat in Pentonville. I have a mortgage agreed with Lloyds. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
I am selling my flat. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Principality are being pedantic. The Pentonville solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
About to purchase a new build flat in Pentonville. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Pentonville
-
Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
As co-executor for the estate of my aunt I am disposing of a property in Cardiff but I am based in Pentonville. My conveyancer (approximately 260 miles awayneeds me to sign a statutory declaration ahead of completion. Can you recommend a conveyancing solicitor in Pentonville who can witness and place their company stamp on the document?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Pentonville based
What advice can you give us when it comes to choosing a Pentonville conveyancing firm to deal with our lease extension?
When appointing a conveyancer for your lease extension (regardless if they are a Pentonville conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with several firms including non Pentonville conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:
-
What are the charges for lease extension conveyancing? If they are not ALEP accredited then why not?
I am the proprietor of a a ground floor purpose built flat in Pentonville. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the amount payable for the purchase of the freehold?
if there is a absentee landlord or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the amount due.
An example of a Lease Extension case for a Pentonville 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 affected 1 flat. The unexpired lease term was 66.8 years.
Why do Pentonville conveyancing costs are more expensive for leasehold and freehold properties?
There is always more work needed in leasehold conveyancing. Pentonville has many leasehold properties. There is more paperwork involved in the purchase: for example, the lease and leasehold information (including up to date service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.