I have just started taking steps with a view to switching my current homeowner loan to a Buy to Let Coventry Building Society mortgage. The bank has said that I must appoint a solicitor as part of the process. I had a chat my past St James's conveyancing solicitor who who did the conveyancing when I originally purchased the house. The costs estimate issued of £575 plus disbursements is an eye-watering amount to do this as I am not require purchase conveyancing - it’s simply a bog-standard refinance.
The estimate does seem a tad steep. Where you are prepared to spend time contrasting costs you may be able to get the conveyancing a bit cheaper by as much as £100 plus VAT. On the other hand, assuming were pleased with the legal work the firm offered you mightcome to regret choosing an a cheaper solicitor. Remember to ensure the solicitor can also act for Coventry Building Society. You can use our search tool to select a St James's conveyancing firm on the Coventry Building Society member panel, which can often include conveyancing solicitors in St James's.
My grandson is purchasing a newly built flat in St James's with a mortgage from Kent Reliance. His lawyer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Kent Reliance conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Kent Reliance conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My colleague advised me that if I am buying in St James's I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your St James's conveyancing searches. It is not a small document of about 40 pages, listing and setting out important information about St James's around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data concerning St James's.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. St James's is where the house is located. Can you shed any light on this issue?
Flying freeholds in St James's are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St James's you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St James's 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 business partner and I are planning to lease a unit on a shopping parade. Can you recommend lawyers offering no-move-no costs for commercial conveyancing in St James's for below £1,200?
We can recommend firms who have an in-depth of experience of commercial conveyancing in St James's, including the disposal and acquisition of businesses as well as simply premises. If you are looking to acquire or sell a shop, pub, restaurant, office, retail unit or a whole business we can put you in touch with the right lawyer. Regarding the charges this will depend on the structure and heads of terms of the proposed transaction. Please provide us with your details or phone us so that we can furnish you with comprehensive commercial conveyancing quote.
I am on look out for some leasehold conveyancing in St James's. Before I set the wheels in motion I want to be sure as to the remaining lease term.
If the lease is recorded at the land registry - and 99.9% are in St James's - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have had difficulty in trying to purchase the freehold in St James's. Can the Leasehold Valuation Tribunal adjudicate on premiums?
if there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to judgment on the amount due.
An example of a Freehold Enfranchisement case for a St James's property is 20 Avonwick Road in July 2013. The Tribunal was dealing with an application under Section 26 of the Leasehold Reform Housing and Urban Development Act 1993 for a determination of the freehold value of the property. It was concluded that the price to be paid was Fifteen Thousand Nine Hundred and Seventy (£15,970) divided as to £8,200 for Flat 20 and £7,770 for Flat 20A This case affected 1 flat. The unexpired term as at the valuation date was 73.26 years.