Is the fact that my solicitor in St James's is not listed on my lender's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly 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 most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the St James's conveyancing firm and enquire why they are no longer on the approved list for your bank.
Can the conveyancing practitioners that are recommend conduct auction conveyancing in St James's?
There are a number of auction practitioners we can put you in touch with those specialising in auction conveyancing. St James's is one of hundreds of locations where our lawyers have offices.
Have completed on a a semi-detached house in St James's , how long will it take for the Land Registry to deal with the formalities evidencing my ownership? My St James's conveyancing solicitor works at snail pace, so I want to check that my name is recorded.
As far as conveyancing in St James's registration is no faster or slower than the rest of the country. Rather than based on location, timeframes can vary depending on the party submitting the application, whether there are errors and if the Land registry communicate with any interested parties. As of today approximately 80% of submission are fully dealt with within 12 days but occasionally there can be protracted hold-ups. Historically registration takes place after the new owner has moved in to the property thus 'speed' is not usually top priority yet where there is a degree of urgency associated with the registration then you or your solicitor should communicate with the Registry to express the reasoning for the application to be prioritised.
I decided to have a survey carried out on a property in St James's in advance of instructing solicitors. I have been advised that there is a flying freehold overhang to the property. The surveyor advised that some banks will refuse to give a mortgage on a flying freehold home.
It varies from the lender to lender. HSBC has different requirements for example to Nationwide. If you e-mail us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in St James's. Conveyancing may be slightly more expensive based on your lender's requirements.
I own a leasehold flat in St James's. Conveyancing and Norwich and Peterborough Building Society mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1996. The conveyancing solicitor in St James's who acted for me is not around. What should I do?
The first thing you should do is contact the Land Registry to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. There is no need to instruct a St James's conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the registered owner of a first floor flat in St James's. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the premium due for the purchase of the freehold?
if there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to arrive at the sum to be paid.
An example of a Freehold Enfranchisement matter before the tribunal for a St James's flat 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 related to 1 flat. The unexpired term as at the valuation date was 73.26 years.
Do I have to pop into the offices of the lender conveyancing panel solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in St James's as it will be easier to attend their offices if required.
Most conveyancing panel lawyers for the bank undertake all of the work via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in St James's. it would nevertheless be wise to check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.