We are planning to acquire a flat and need a conveyancing solicitor in St Pancras who is on the Bank of Ireland conveyancing panel. Could you point me in the right direction as regards a 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 Bank of Ireland . We don't recommend any particular firms conducting conveyancing in St Pancras.
We were going to get a OIP from Santander this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any St Pancras solicitors on the Santander conveyancing panel, or is it better to go independently?
You will need to appoint St Pancras solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
I currently have a mortgage with TSB for my property in St Pancras. Conveyancing was finalised months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform TSB?
Your original mortgage agreement with TSB will provide that you need their approval before letting out your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. You need not do this via a TSB conveyancing panel firm.
About to purchase flat in St Pancras. 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 UBS 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 Pancras conveyancer is on the UBS conveyancing panel.
Just acquired a terraced house in St Pancras , how long should it take for the Land Registry to record my ownership? My St Pancras conveyancing solicitor has been very slow, so I want to be sure that my purchase is recorded.
There is nothing unique when it comes to conveyancing in St Pancras registration formalities. Rather than based on location, timeframes can vary according to the party submitting the application, whether there are errors and if the Land registry communicate with any 3rd persons or bodies. Currently approximately 80% of such applications are fully addressed in less than three weeks but occasionally there can be longer delays. Historically registration takes place once the buyer has moved in to the property so an expedited registration is not typically top priority yet if it is urgent that the the registration takes place urgently then you or your lawyers could communicate with the Registry to express the reasoning for an expedited registration.
How does conveyancing in St Pancras differ for new build properties?
Most buyers of new build premises in St Pancras come to us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because house builders in St Pancras usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in St Pancras or who has acted in the same development.
I have been on the look out for a leasehold apartment up to £305k and identified one round the corner in St Pancras I like with amenity areas and transport links in the vicinity, the downside is that it only has 51 years on the lease. There is not much else in St Pancras for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a home loan the shortness of the lease may be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
I need to instruct a conveyancing lawyer in St Pancras for my house move. Can I see a solicitor's record with the legal regulator?
Anyone can see presented Solicitor Regulator Association (SRA) determinations resulting from investigations started on or after Jan 2008. Visit Check a solicitor's record. To find records Pre 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator sometimes recorded call for training reasons.