Please could you vouch for a Aldermore accepted St Johns conveyancing lawyer that can complete within a very limited time frame? Am I best advised to go for a high street St Johns practice or an online firm?
We can recommend some very good St Johns conveyancing firms. Another option is to visit the high street in St Johns. Visit some well established firms and request to speak with a conveyancing solicitor for a fee estimate. Explain your time frames together with your reasons and ask for a commitment on speed. Appoint the one that appears most efficient.
My Conveyancer in St Johns has never been on on the Chelsea Building Society Approved Panel. Is it possible for me to retain my prefered solicitor notwithstanding that they are excluded from the Chelsea Building Society approved list?
The limited options available to you here include:
- Carry on with your existing St Johns lawyers but Chelsea Building Society will need to instruct a lawyer on their list of acceptable firms. This will inevitably rack up the overall legal fees as well as result in delays.
- Find an alternative solicitor to to deal with the conveyancing, obviously checking they are Convince your conveyancer to do everything within their powers to join the Chelsea Building Society conveyancing panel
I can not fathom if my mortgage offer requires a lease extension. I have telephoned my St Johns bank branch on a couple of occasions and was advised it wasn't a problem and they will lend. My St Johns conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Your property lawyer has to follow the CML Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am selling my flat. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, UBS are being pedantic. The St Johns solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
Intending to buy a house in St Johns. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the St Johns conveyancer is on the Kent Reliance conveyancing panel.
Are there restrictive covenants that are commonly picked up during conveyancing in St Johns?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in St Johns. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Is there anything unique about your site and alternative web based conveyancing solicitors for conveyancing in St Johns?
At this site obtain an accurate costs illustration from a Solicitor or Licensed Conveyancer that understands the nuances of your conveyancing in St Johns. Unlike many estate agents and brokerage sites we do not operate referral arrangements with solicitors. Many agents and online brokers 'recommend' solicitors paying the highest kickback, not the best value conveyancing in St Johns
I am tempted by the attractive purchase price for a two flats in St Johns both have approximately fifty years left on the leases. Should I regard a short lease as a deal breaker?
There are plenty of short leases in St Johns. The lease is a right to use the property for a period of time. As the lease gets shorter the value of the lease reduces and it becomes more expensive to acquire a lease extension. This is why it is advisable to extend the lease term. It is often difficult to sell a property with a short lease as mortgage companies less inclined to grant a loan on such properties. Lease extension can be a difficult process. We advise that you seek professional help from a conveyancer and surveyor with experience in this field.
Having spent months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in St Johns. Can we issue an application to the Residential Property Tribunal Service?
Where there is a absentee freeholder or where there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the LVT to arrive at the sum to be paid.
An example of a Lease Extension decision for a St Johns premises is 73 Walerand Road in August 2012. the result of the findings of the Tribunal led to a premium to be paid for the extended lease in respect of Flat 73 in the sum of £10,040. The premium applicable in respect of Flat 85 was £5,710. This case related to 2 flats. The unexpired term was 72 years.