Do I need to pop into the offices of the solicitor to execute the legal charge? If so, I will choose one who does conveyancing in St Giles so that I can pop in to their offices when needed.
These days conveyancing panel lawyers for lenders carry out their work via Royal Mail, internet or over the phone. This means that they can undertake the conveyancing transaction regardless of where you live in the country. However you should see if you have the option of attending the offices of your conveyancing lawyer if needed.
Me and my partner are buying a house in St Giles. It might be a silly question but how we can trust a lawyer? At some point we have to deposit money into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Is it the case that all St Giles solicitors on the Coventry BS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Coventry BS conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many banks do allow licenced conveyancers on their panel and in such a situation the practice would be governed by the Council of Licensed Conveyancers.
How can we know in advance if a St Giles conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in St Giles seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor handling your conveyancing.
I have been told that property searches are a common reason for hinderance in St Giles house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays in the conveyancing process. Searches are unlikely to feature in any slowing down conveyancing in St Giles.
I opted to have a survey done on a property in St Giles prior to instructing conveyancers. I have been told that there is a flying freehold aspect to the property. Our surveyor advised that some mortgage companies tend not grant a loan on a flying freehold property.
It varies from the lender to lender. Lloyds has different instructions for example to Halifax. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in St Giles. Conveyancing will be smoother if you use a solicitor in St Giles especially if they are familiar with such properties in St Giles.
Should I be wary by brokers that I am dealing with are suggesting a factory type conveyancing firm as opposed to a local St Giles conveyancing practice?
As is the case with lots of professional services, often input from relatives can be worth their weight in gold. Nevertheless there are numerous parties with a vested interest in a conveyancing deal; estate agents, mortgage brokers and lenders might all put forward solicitors to retain. On occasion these lawyers might be known to one of the organisations as experts in their field, but sometimes there is an underlying financial incentive behind the recommendation. You have the discretion to select your preferred conveyancer. You need to be aware that the majority of mortgage providers specify a panel list of law firms you must use for the lender related work in your conveyancing.
Back In 2004, I bought a leasehold house in St Giles. Conveyancing and Bank of Ireland mortgage organised. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1997. The conveyancing practitioner in St Giles who acted for me is not around. What should I do?
First make enquiries of HMLR to make sure that this person is indeed the new freeholder. It is not necessary to instruct a St Giles conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Following months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in St Giles. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the LVT to calculate the amount due.
An example of a Lease Extension matter before the tribunal for a St Giles 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 related to 1 flat. The number of years remaining on the existing lease(s) was 66.8 years.