My lawyer in Piccadilly is not on the Clydesdale Conveyancing Panel. Can I still retain my prefered solicitor notwithstanding that they are not on the Clydesdale list of approved lawyers?
Your options are as follows:
- Carry on with your existing Piccadilly lawyers but Clydesdale will need to retain a conveyancer on their panel. This will inevitably rack up the total legal charges as well as cause frustration.
- Find an alternative practitioner to act in the conveyancing, remembering to check they are Clydesdale approved.
- Persuade your Clydesdale based solicitor to attempt to join the Clydesdale panel
I just acquired a house at auction in Piccadilly. Conveyancing is necessary. What happens now?
Now that you are for in every practical sense signed on the dotted line you now have to hire the services of a conveyancing practitioner quickly as you are facing a pending a fixed date to complete the conveyancing. Every auction property should have an associated legal set of papers. This will include evidence of title and search results. If you have purchased leasehold premises the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You need to pass this on to your appointed conveyancing solicitor as soon as possible. You also need to ensure that you have funds in order to complete the transaction on the set completion date.
Is there a list of Kent Reliance panel conveyancers in Piccadilly on the UK Finance Lenders’ Handbook Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. Very few banks make their panel listings viewable online. If you are seeking to appoint a Piccadilly conveyancer on the Kent Reliance please use our tool.
I have paid off my mortgage with Barclays. I assume I don't need a Piccadilly conveyancing practitioner on the Barclays panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
I moved into my flat on 9 May and my personal details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Piccadilly advises it would be formalised in less than a month. Are titles in Piccadilly particularly slow to register?
As far as conveyancing in Piccadilly registration is no faster or slower than the rest of England and Wales. Rather than based on location, timeframes can adjust depending on who lodges the application, whether there are errors and whether the Land registry must send notices to any other persons or bodies. Currently approximately three quarters of submission are fully addressed within 12 days but occasionally there can be protracted delays. Registration occurs after the new owner is living at the property thus an expedited registration is not typically primary concern but where it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.
Is it possible to change firm as I need to instruct one who is on the Virgin Money conveyancing list. I was using a local conveyancing solicitor in Piccadilly five minutes from me but the firm is not accepted by Virgin Money
We will our best to assist in finding you a conveyancing solicitor in Piccadilly on the Virgin Money panel. Please note that the law firms that we list do not pay us fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Piccadilly. In utilising the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Piccadilly.
Should I instruct a Piccadilly conveyancing lawyer who is local to the property I am buying? An old friend can handle the legal work but they are based 400miles away.
The primary upside of using a local Piccadilly conveyancing firm is that you can attend the office to execute documents, deliver your identification documents and apply pressure on them where appropriate. They will also have local insight which is a benefit. That being said it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and they were impressed that must outweigh using an unknown Piccadilly conveyancing solicitor solely due to them being round the corner.
I am looking at a couple of apartments in Piccadilly which have in the region of fifty years remaining on the leases. Should I regard a short lease as a deal breaker?
There is no doubt about it. A leasehold apartment in Piccadilly is a deteriorating asset as a result of the reducing lease term. The closer the lease gets to its expiry date, the more it reduces the value of the premises. The majority of purchasers and lenders, leases with under 75 years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Piccadilly conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I inherited a two-bedroom flat in Piccadilly. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the sum due for a lease extension?
You certainly can. We are happy to put you in touch with a Piccadilly conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Piccadilly property is Flat 1 3 Upper Belgrave Street in December 2010. The Tribunal determined that the price payablefor the Lease extension in respect of the subject premises was £2,202,007 This case was in relation to 1 flat. The unexpired term was 21 years.