I am aiming to move home in December. Will my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you put forward a removal company in St Luke's. Conveyancing solicitor was found prior to coming across this website.
On the afternoon of completion you can pick up the keys from your estate agent but this should only take place after the previous owners lawyers advise the agent that the monies to complete are in and the keys can be passed over. After that you can tell the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal organisation but can help you locate a residential property solicitor in St Luke's or a legal practice that specialises in conveyancing in St Luke's.
I'm the only recipient of my late mum's estate with all property in now in my sole name, including the house in St Luke's. The St Luke's property was put into my name in October. I plan to dispose of the property. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership could be treated the same way as though I had purchased the property in October. Do I have to wait half a year to sell?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. many mortgage companies would take a pragmatic view as this provision is chiefly there to identify subsales or the flipping of properties.
I am buying a property in St Luke's. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?
As you are obtaining a mortgage with Bank of Ireland your lawyer must follow the formal requirements outlined in Section 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook includes minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Bank of Ireland where a lease fails to satisfy these specifications. The conditions relate to the installation of panels on properties nationwide and is not limited to St Luke's.
I am buying my first flat in St Luke's with the aid of help to buy. The builders would not budge the price so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not disclose to my solicitor about this extras as it would put at risk my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a straight forward, chain free conveyancing. St Luke's is the location of the property. Is there any advice you can give?
Flying freeholds in St Luke's are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St Luke's you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Luke's may decide 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.
What does commercial conveyancing in St Luke's cover?
St Luke's conveyancing for business premises incorporates a broad range of guidance, provided by qualified solicitors, relating to business premises. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
I need to retain a conveyancing solicitor for some conveyancing in St Luke's. I have land on a web site which looks to be the ideal answer If there is a chance to get all formalities done via email that would be ideal. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am tempted by the attractive purchase price for a couple of apartments in St Luke's both have in the region of forty five years left on the lease term. Do I need to be concerned?
There is no doubt about it. A leasehold flat in St Luke's is a wasting asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it reduces the marketability of the premises. For most buyers and lenders, leases with under 75 years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with St Luke's conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
After years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in St Luke's. Can we issue an application to the Residential Property Tribunal Service?
Absolutely. We are happy to put you in touch with a St Luke's conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a St Luke's residence is 137 & 139 Haberdasher Street in December 2013. The Tribunal determines 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 for each Property should be £12,350.00. This case was in relation to 2 flats. The remaining number of years on the lease was 72.39 years.