I have given 2 months notice to my current landlord and have to leave my rented flat in St Paul's Cray by the end of next month. Conveyancing on my purchase has just started. Can I complete in 5 weeks as don't want to have to find short term accommodation?
The normal practice is not to provide notice for your letting unless exchange of contracts has taken place. If you have not already done so, contact to your conveyancer and request that they apply pressure on the other lawyers, try to get a realistic time scale from them that all parties will look towards
My flat in St Paul's Cray is up for sale and I have a buyer. Will my conveyancing practitioner need to be required to be on the Bank of Ireland conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Bank of Ireland conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently in recent years.
My stepmother pointed out to me me that in buying a property in St Paul's Cray there may be a number of restrictions preventing external changes to a property. Is this right?
There are a number of properties in St Paul's Cray which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in St Paul's Cray should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am the single recipient of my late grandmother’s will with all property in now in my sole name, including the house in St Paul's Cray. The St Paul's Cray property was put into my name in July. I plan to dispose of the house. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship will be considered the same way as though I had purchased the property in July. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. many banks would take a practical view as this obligation principally exists to pick up on the purchase and immediately sell or the quick reselling of property.
Is it the case that all St Paul's Cray solicitor firms on the Nottingham conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Nottingham approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of mortgage companies do permit licenced conveyancers on their panel in which case such practice would be overseen by the CLC.
Do commercial conveyancing searches disclose planned roadworks that may impact a commercial estate in St Paul's Cray?
Many commercial conveyancing solicitors in St Paul's Cray will execute a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in St Paul's Cray. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in St Paul's Cray.
For each commercial conveyancing transaction in St Paul's Cray it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to St Paul's Cray commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in St Paul's Cray.
I have been on the look out for a ground for flat up to £245,000 and found one close by in St Paul's Cray I like with open areas and station in the vicinity, the downside is that it's only got 51 remaining years left on the lease. There is not much else in St Paul's Cray suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a mortgage the shortness of the lease will likely be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.
I'm refinancing my current property to a buy to let loan with Santander and I will use the rest of the raised equity towards further house. The location we are interested in is St Paul's Cray. Will your solicitors be able to act for both sets of banks and tie in the conveyances?
Make use of our comparison tool on this site to check that the solicitors are approved by both lenders. On the basis that they are your lawyer will be able to connect the two transactions but you should talk with you lawyer and communicate your expectations and needs.