It has come to my attention via my mortgage broker that my St Mary Cray solicitor is not on the mortgage company Conveyancing panel. How can I check?
Your first step should be to call your St Mary Cray lawyer directly. You lawyer should advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
I used Stirling Law several years ago for my conveyancing in St Mary Cray. Now, I need the files however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in St Mary Cray of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm refinancing my primary house to a BTL loan with Norwich and Peterborough Building Society and intend to use the remaining equity as a down payment on a second house. The location we are interested in is St Mary Cray. Will your solicitors be able to act for both sets of lenders and link together the transactions?
Make use of our search tool on this site to be sure that the solicitors are on the relevant lender panels. On the basis that they are the conveyancer should be able to tie up the two transactions but you should have a chat with you lawyer and specify your expectations and needs.
In sourcing the world wide web for the phrase cheap conveyancing in St Mary Cray it reveals numerous solicitorsin the vicinity. How do I determine which is the suitable conveyancer for my move?
The ideal method of choosing a suitable conveyancer is through a trusted referral, so enquire of colleagues and family who have purchased a property in St Mary Cray or the reputable estate agent or mortgage broker. Fees for conveyancing in St Mary Cray vary, so it's sensible to request a minimum of four quotes from varying types of property lawyers. Make sure that you clarify that the fees are fixed.
My partner and I may need to sub-let our St Mary Cray 1st floor flat temporarily due to a career opportunity. We used a St Mary Cray conveyancing practice in 2004 but they have closed and we did not have the foresight to get any advice as to whether the lease permits subletting. How do we find out?
A small minority of properties in St Mary Cray do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a St Mary Cray conveyancing firm to help?
Most certainly. We can put you in touch with a St Mary Cray conveyancing firm who can help.
An example of a Lease Extension case for a St Mary Cray property is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case related to 1 flat. The unexpired residue of the current lease was 50.57 years.
Builders have suggested I use a conveyancing practitioner and I've obtained an estimate from them. It's almost three hundred pounds less expensive than my own St Mary Cray lawyer. What's the catch?
Builders normally have panels of conveyancing practitioners who expedite matters and who know the developer’s paperwork and solicitor. As many developers offer an incentive to select a preferred conveyancer for this reason, any increased fees can be avoided and a builder will not put forward a conveyancing warehouse and run the risk of having the transaction stall when they demand an exchange within a tight time frame. A counter-argument for not agreeing to use the recommended conveyancing practitioner is that they may prove reluctant to 'push' your interests at the risk of alienating the sellers. Where you have concerns that this may be the situation you should remain with your local St Mary Cray solicitor.