This question may be naive but I am wet behind the ears as FTB of a ground floor flat in St John's Wood. Do I collect the keys to the house on completion from my lawyer? If so, I will appoint a local conveyancing solicitor in St John's Wood?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the owner’s solicitors, and shortly after the monies have arrived, you should be able to pick up the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
I happen to be the sole recipient of my late grandmother’s estate with all property in now in my sole name, including the my former home in St John's Wood. The St John's Wood property was put into my name in July. I now wish to sell up. I do know about the CML six month 'rule', meaning my property ownership will be treated the same way as if I'd bought the property in July. Is the property unsalable for six months?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. Most lenders would take a pragmatic view as this clause primarily exists to identify the purchase and immediately sell or the wholesaling and assigning of property.
My wife and I are in the process of looking at apartments in St John's Wood and I am about to put in an offer. Is it best to have my conveyancer on ‘stand by’? I am planning to take a mortgage with Bank of Ireland.
It would be advisable to commence your search sooner rather than later. Once you decide who you want to use 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 getting a mortgage with Bank of Ireland, ask your prospective lawyers if they are on the Bank of Ireland conveyancing panel otherwise they can't do the mortgage legal work.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The conveyancers who conducted the conveyancing in St John's Wood 4 years ago have long since closed. What are my next steps?
As long as you have a registered title the information relating to your ownership will be recorded by the Land Registry with a Title Number. It is possible to execute a search at the Land Registry, locate your house and get current copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will usually retain a certified copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.
About to purchase a new build flat in St John's Wood. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in St John's Wood
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
I opted to have a survey carried out on a property in St John's Wood in advance of instructing solicitors. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some banks will refuse to grant a mortgage on this type of home.
It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in St John's Wood. Conveyancing will be smoother if you use a solicitor in St John's Wood especially if they regularly deal with such properties in St John's Wood.
What is different about your site and alternative internet conveyancing brokers for conveyancing in St John's Wood?
At this site secure an accurate costs illustration from a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in St John's Wood. As opposed to estate agents and brokerage sites we do not operate referral deals with solicitors. Some agents and online brokers 'recommend' solicitors paying the highest per referral, as opposed to the best value conveyancing in St John's Wood
All being well we will complete the sale of our £225,000 garden flat in St John's Wood in just under a week. The freeholder has quoted £312 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge such fees for a leasehold conveyance in St John's Wood?
St John's Wood conveyancing on leasehold apartments often requires the buyer’s lawyer sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to answer these enquiries most will be willing to do so. They are at liberty to invoice a reasonable administration fee for responding to enquiries or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is £350, in some cases it is above £800. The administration charge invoiced by the landlord must be accompanied by a summary of entitlements and obligations in relation to administration fees, otherwise the invoice is technically not due. In reality one has no choice but to pay whatever is demanded should you wish to exchange contracts with the buyer.
Having spent months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in St John's Wood. Can we issue an application to the Residential Property Tribunal Service?
You certainly can. We can put you in touch with a St John's Wood conveyancing firm who can help.
An example of a Lease Extension decision for a St John's Wood property is Garden Flat 195 Goldhurst Terrace in May 2012. The Tribunal held in accordance with section 48 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 that the premium for the extended lease should be £60,855.00. This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 60.16 years.