My financial adviser has asked me for my St Giles lawyer’ panel reference for the Nationwide conveyancing panel. How do I find this out. I have contacted my local St Giles branch but they cant find it on their system.
Have you tried calling your St Giles property lawyer about this?. They should have a central record lender panel numbers.
When it comes to mortgage companies such as HSBC, do St Giles conveyancing practitioners face an annual charge to be on the list of approved solicitors?
We are not aware of any mortgage company fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
I am selling my apartment. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being difficult. The St Giles solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local St Giles solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own St Giles surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Will our conveyancer be asking questions regarding flooding during the conveyancing in St Giles.
Flooding is a growing risk for lawyers carrying out conveyancing in St Giles. There are those who purchase a property in St Giles, completely expectant that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to offer advice on flood risk, but there are a numerous searches that may be initiated by the purchaser or on a buyer’s behalf which can figure out the risks in St Giles. The conventional set of information given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the owner to discover whether the property has ever been flooded. In the event that flooding has previously occurred which is not notified by the seller, then a buyer could issue a claim for damages as a result of such an incorrect answer. A buyer’s conveyancers will also conduct an environmental search. This should disclose if there is a recorded flood risk. If so, additional investigations should be initiated.
I am a sole trader wishing to lease a unit on a shopping parade. Can you recommend lawyers offering competitive costs for non-domestic conveyancing in St Giles for under 2k?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in St Giles, including the sale and purchase of businesses as well as simply property. Whether you are looking to buy or dispose of a shop, pub, restaurant, office, retail premises or a complete business we can find you the right lawyer. As for the costs this will depend on the structure and terms of the deal. Please provide us with your details or telephone so as to enable us to furnish you with a detailed commercial conveyancing quote.
I am thinking of appointing a conveyancing lawyer in St Giles for my house move. Is it possible to see a firm’s record with the legal regulator?
Members of the public can review presented Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find information Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator sometimes recorded call for training purposes.
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a St Giles conveyancing firm to represent me?
You certainly can. We can put you in touch with a St Giles conveyancing firm who can help.
An example of a Lease Extension case 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 was in relation to 1 flat. The unexpired lease term was 66.8 years.
What are the frequently found problems that you witness in leases for St Giles properties?
There is nothing unique about leasehold conveyancing in St Giles. All leases are drafted differently and drafting errors can sometimes mean that certain provisions are not included. For example, if your lease is missing any of the following, it could be defective:
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Repairing obligations to or maintain elements of the building A provision for the recovery of money spent for the benefit of another party.
A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Lloyds TSB Bank, Coventry Building Society, and Nottingham Building Society all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, obliging the buyer to pull out.