My Conveyancer in St Giles is not on the Nationwide Building Society Approved Panel. Can I still use my family solicitor even though they are not on the Nationwide Building Society list of approved lawyers?
Your options are as follows:
- Carry on with your existing St Giles solicitors but Nationwide Building Society will need to instruct a solicitor on their panel. This will inevitably rack up the total legal fees as well as result in delays.
- Get an alternative solicitor to act in the purchase, obviously checking they are Nationwide Building Society approved.
- Try to convince your Nationwide Building Society solicitor to try to join the Nationwide Building Society panel
My stepmother advised me that in purchasing a property in St Giles there may be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?
There are a number of properties in St Giles which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in St Giles should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are buying a end of terrace house in St Giles. Our aim is to an extension at the rear at the house.Will the conveyancing process include checks to ascertain if these alterations are allowed?
Your conveyancer should review the deeds as conveyancing in St Giles can occasionally reveal restrictions in the title deeds which restrict categories of changes or necessitated the permission of a 3rd party. Many extensions need local authority planning consent and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these things with a surveyor prior to committing yourself to a purchase.
My wife and I are in the process of looking at houses in St Giles and I am about to put in an offer. Should I already have a solicitor in place at this point? I intend to finance via a home loan with Skipton.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are obtaining a mortgage with Skipton, ask your prospective lawyers if they are on the Skipton conveyancing panel otherwise they can't do the mortgage legal work.
My wife and I are selling our property in St Giles and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know this is not the case. For the life of me I don't know why the buyers are using a web based conveyancing practice rather than a conveyancing solicitor in St Giles. We have lived in St Giles for many years we know that this is a non issue. Should we contact our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. St Giles is the location of the property. Is there any guidance you can impart?
Flying freeholds in St Giles are rare 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 diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Giles may ascertain 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 property.
My wife and I purchased a leasehold flat in St Giles. Conveyancing and Aldermore mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1992. The conveyancing solicitor in St Giles who acted for me is not around. Any advice?
The first thing you should do is make enquiries of the Land Registry to be sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. 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. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a St Giles conveyancing firm to represent me?
if there is a missing landlord or where there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the price payable.
An example of a Lease Extension decision for a St Giles premises 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 affected 1 flat. The unexpired term as at the valuation date was 66.8 years.
Me and my husband have agreed a price on a St Giles flat we inherited 5 years ago in 2009. I have over ten years conveyancing knowledge and, although retired, see no reason not to undertake the legal work. The buyer's lawyer has informed me that their Lenders will not allow you to do your own conveyancing as they require the funds to be passed via a solicitor's bank account.
Lending instructions to conveyancers from all UK Finance members specify that If the seller does not have legal representation the buyer’s lawyers should check whether the mortgage company needs to be informed so that a decision can be made if they are willing to proceed.