I am expecting a mortgage with Halifax. I intend to instruct a Licensed Conveyancer in St Luke's. Does the Halifax Solicitor panel allow for conveyancers regulated by the CLC?
The Halifax conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
We are looking to buy a house and need a conveyancing solicitor in St Luke's who is on the Virgin Money approved panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in St Luke's.
I have today made my last payment due on my mortgage with Skipton. I assume I don't need a St Luke's property lawyer on the Skipton panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
The formalities of my remortgage has taken place for my property in St Luke's. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am due to exchange contracts on my apartment. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Clydesdale are being problematic. The St Luke's solicitor who is on the Clydesdale conveyancing panel is recommending indemnity insurance as a solution but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
I was pointed in your direction by a few estate agents in St Luke's to find a conveyancer using your seach tool. What’s the financial inducement for Estate Agents to promote your site ahead of another?
We refuse to give any financial incentive for sending work our way. We found it would be just too difficult to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
Can you provide any top tips for leasehold conveyancing in St Luke's from the perspective of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in St Luke's can be bypassed if you appoint lawyers as soon as you market your property and ask them to put together the leasehold documentation needed by the purchasers’ lawyers. If you have the benefit of shareholding in the Management Company, you should make sure that you have the original share certificate. Obtaining a replacement share certificate can be a lengthy process and frustrates many a St Luke's conveyancing transaction. If a reissued share is needed, do contact the company director and secretary or managing agents (where relevant) for this at the earliest opportunity. In the event that you altered the property did you need the Landlord’s approval? In particular have you laid down wooden flooring? Most leases in St Luke's state that internal structural changes or laying down wooden flooring require a licence from the Landlord acquiescing to such works. Where you dont have the paperwork in place do not communicate with the landlord without contacting your lawyer in advance. You believe that you know the number of years remaining on your lease but it would be advisable double-check by asking your conveyancers. A purchaser's conveyancer will not be happy to advise their client to where the remaining number of years is under 80 years. It is therefore essential at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale.
I am the proprietor of a second floor flat in St Luke's. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the amount payable for a lease extension?
Most certainly. We can put you in touch with a St Luke's conveyancing firm who can help.
An example of a Lease Extension case for a St Luke's property 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.
Do I have to attend the offices of the mortgage company conveyancing panel solicitor to execute the legal charge? If so, I will choose one who does conveyancing in St Luke's as it will be easier to attend their offices if necessary.
Most conveyancing panel lawyers for the mortgage company 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 Luke's. it would nevertheless be wise to check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.