Having been recommended your company we were about to go ahead with a conveyancing solicitor in St Paul's Cray found using your search tool but stumbled across some other fee calculations on the internet seem less expensive – why is this?
There are many firms of firms promoting supposedly £99 conveyancing, yet more often than not supplementalfees end up with the closing fee totally different to the one you expected. According to the Legal Ombudsman costs set out in terms of business should be fair and reasonable invoiced The conveyancers that we put forward for conveyancing in St Paul's Cray clearly state all costs for the property you plan topurchase.
My husband and I are refinancing our flat in St Paul's Cray with Principality. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the flat is repossessed. I have a couple of concerns (1) Is this document specific to the Principality conveyancing panel as he never had to sign this form when we purchased 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Principality. This is solely used to protect Principality if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Principality had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
Are all St Paul's Cray Conveyancing Quality Solicitors on the Principality conveyancing panel?
It is true that some lenders now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
About to purchase flat in St Paul's Cray. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander 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 Paul's Cray property lawyer is on the Santander conveyancing panel.
Coventry BS have agreed my mortgage in principle, my bid on a apartment in St Paul's Cray has been agreed to, what are the next steps?
The property agent will wish to be informed of your property lawyer's details (be sure the lawyers are on the lender’s approved list). Contact Coventry BS or your broker and finalise any appropriate paperwork. Coventry BS will appoint a valuer who will get in contact with the selling agent or vendor to schedule a slot for the valuation to happen. Once carried out (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Coventry BS will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in St Paul's Cray.
I am buying a new build flat in St Paul's Cray. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in St Paul's Cray
-
Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I opted to have a survey completed on a house in St Paul's Cray ahead of appointing conveyancers. I have been advised that there is a flying freehold element to the house. Our surveyor has said that some lenders may not issue a mortgage on this type of house.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. If you contact us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in St Paul's Cray. Conveyancing will be smoother if you use a solicitor in St Paul's Cray especially if they regularly deal with such properties in St Paul's Cray.
I work for a busy estate agency in St Paul's Cray where we see a number of flat sales derailed due to leases having less than 80 years remaining. I have been given contradictory information from local St Paul's Cray conveyancing solicitors. Could you shed some light as to whether the vendor of a flat can commence the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a St Paul's Cray conveyancing firm to represent me?
in cases where there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to assess the sum to be paid.
An example of a Lease Extension decision for a St Paul's Cray premises 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 was in relation to 1 flat. The unexpired term as at the valuation date was 50.57 years.