I do hope you can help me. My Pimlico solicitor is assuring me that he is legally obliged toconduct Pimlico conveyancing searches becausethe firm are on the Lloydsapproved lawyer panel. Is my conveyancer correct?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a mortgage company your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Pimlico conveyancing searches.
My aunt passed away 10 months ago and as sole heir and executor I was left the house in Pimlico. The house had a relatively small loan left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this possible?
Where you plan to re-mortgage then Santander will require that you use a conveyancer on the Santander conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Santander conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Santander mortgage is registered as a charge at the Land Registry.
Have just purchased a probate house at auction in Pimlico. Conveyancing is necessary. What is next?
Having for in every practical sense signed on the dotted line you will need to retain a conveyancing lawyer soon as you are facing a fast approaching deadline in which to complete the purchase. Every auction property should have a corresponding auction set of papers. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the legal pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to a leasehold property. You should pass this on to the lawyer instructed by you at the earliest opportunity. You also need to ensure that you have funds in order to complete on the on the contractual date .
We are purchasing a 4 bedroom semi-detached house in Pimlico. We would like to convert the garage to a playroom at the house.Will legal due diligence on the property include investigations to determine if these alterations are prohibited?
Your property lawyer will check the registered title as conveyancing in Pimlico will on occasion reveal restrictions in the title documents which prohibit certain alterations or need the consent of another owner. Many works require local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
My wife and I have organised the release of further monies on our home loan from Nottingham as we wish to carry out alterations to our house in Pimlico. Do we need to select a high street Pimlico solicitor on the Nottingham conveyancing panel to deal with the paperwork?
Nottingham would not normally appoint a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham conveyancing panel.
I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a property in Pimlico? or Apparently there is historic law that could mean that homeowners living in a parish church boundary will be compelled to pay for repairs to the chancel within the church. Is this a legitimate concern for conveyancing in Pimlico?
Unless a prior acquisition of the property completed post 12 October 2013 you could take it that solicitors carrying out conveyancing in Pimlico to continue to suggest a chancel search and or chancel repair liability policy.
We're first time buyers - agreed a price, yet the agent informed us that the vendor will only issue a contract if we appoint the agent's recommended solicitors as they need a ‘quick sale’. We would rather use a high street solicitor used to conveyancing in Pimlico
It is highly unlikely the owners are behind this. Should the vendor desire ‘a quick sale', alienating a genuine buyer is counter productive. Avoid the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you will continue to instruct your own,trusted Pimlico conveyancing firm - rather thanthose that will earn their estate agent a kickback or hit his conveyancing thresholds demanded by head office.
I only have Fifty years remaining on my lease in Pimlico. I now want to get lease extension but my landlord is absent. What are my options?
If 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 mean that your lease can be lengthened by the magistrate. However, you will be required to prove that you or your lawyers have done all that could be expected to locate the freeholder. In some cases an enquiry agent should be useful to conduct investigations and prepare a report to be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a conveyancer in relation to proving the landlord’s disappearance and the vesting order request to the County Court covering Pimlico.
Having spent months of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Pimlico. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where there is a absentee landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to determine the amount due.
An example of a Lease Extension decision for a Pimlico premises is Flats 12A & 19, Evelyn Mansions Carlisle Place in June 2009. The Tribunal held that the price to be paid for the new lease of Flat 12A is £168,824, For the other flat the price was set at £169,110 This case was in relation to 2 flats. The number of years remaining on the existing lease(s) was 56 years.