Am I correct in assuming that the fact that my solicitor in St Giles is not listed on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the St Giles conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Our St Giles lawyer has uncovered a difference between the assumptions in the valuation survey and what is revealed within the title deeds. My solicitor says that he is duty bound to ensure that the lender is happy with this discrepancy and is content to go ahead. Is my lawyer’s stance right?
Your lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would prefer to use a St Giles based conveyancing firm?
You should check but the the probability is that give you one of their panel conveyancers if you want the "fee-free" offer. Call the mortgage company to ask if they offer you a cash alternative. Some lenders have previously offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near St Giles.
Will commercial conveyancing searches disclose impending roadworks that may affect a commercial property in St Giles?
Its becoming the norm that commercial conveyancing solicitors in St Giles will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in St Giles. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in St Giles.
For each commercial conveyancing transaction in St Giles it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to St Giles commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in St Giles.
I have todayfound out that Stirling Law have closed. They carried out my conveyancing in St Giles for a purchase of a leasehold apartment 18 months ago. How can I establish that my home is registered correctly in the name of the previous owner?
The quickest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of St Giles conveyancing specialists.
Can you offer any advice when it comes to finding a St Giles conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a solicitor for lease extension works (regardless if they are a St Giles conveyancing practice) it is essential that he or she should 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 so much the better. The following questions might be helpful:
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What are the costs for lease extension conveyancing? Can they put you in touch with clients in St Giles who can give a testimonial?
After months of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in St Giles. Can we issue an application to the Residential Property Tribunal Service?
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 case for a St Giles residence 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 was in relation to 1 flat. The unexpired residue of the current lease was 66.8 years.