I require conveyancing for a flat in a fairly new development (6 years built) in St Giles. The vast majority the appartments have already been sold. Is it really necessary to order local searches for my conveyancing in St Giles?
A big part of the St Giles legal transfer of property is the conveyancing searches. There are a large number of search providers delivering St Giles conveyancing searches, as well direct from the local authority. These are known collectively as personal search companies and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authority.
Do lawyers ask for money up-front when it comes to conveyancing in St Giles?
If you are buying a property in St Giles your lawyer will request that you place them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. If any down payment is as part of the total price then this will be required shortly prior to contracts are exchanged. Any further balance that is needed will be payable a few days prior to the day of completion.
My wife and I purchased a renovated Edwardian house in St Giles. Conveyancing practitioner represented me and Coventry Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the matching property. Is it worth asking Coventry Building Society to clarify?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in St Giles and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing solicitor who completed the work.
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. St Giles is the location of the property. What do you suggest?
Flying freeholds in St Giles are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St Giles you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Giles may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
What advice can you give us when it comes to finding a St Giles conveyancing firm to deal with our lease extension?
If you are instructing a solicitor for your lease extension (regardless if they are a St Giles conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non St Giles conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:
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What are the costs for lease extension conveyancing? If the firm is not ALEP accredited then what is the reason?
I have given up trying to purchase the freehold in St Giles. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We are happy to put you in touch with a St Giles conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a St Giles property 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 unexpired lease term was 66.8 years.
There are numerous properties in St Giles on private lanes. We are purchasing such a property. What would be the advantages and disadvantages of purchasing a house on a private road?
St Giles conveyancing practices will be well versed in conveyancing homeson unadopted roads. Your conveyancer should review the Land Registry data to find any rights or liabilities. In many cases there is a management company (wholly owned by residents) that residents make annual contributions for the upkeep of the road. If one exists, the road should be maintained and look better than publicly adopted.