When will exchange of contracts take place for residential conveyancing in Pimlico and do I need to attend the solicitors office?
Where you are in close proximity to one of the conveyancing solicitors in Pimlico you are welcome to come in to sign the paperwork. However, the lender approved solicitors we work with supply a countrywide conveyancing service and give as equally detailed and professional a job for you when dealing with you by post or email. The signing of the sale agreement is not the critical part. Signing on the dotted line simply enables the solicitor to officially exchange when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Pimlico)to be in the office at the appropriate time.
I am expecting a DIP from Santander this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Pimlico solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Pimlico solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
After shopping around on the internet I have found a Pimlico conveyancer having made sure that they are on the Coventry BS conveyancing panel. Does my lawyer arrange the survey of the property?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Pimlico postcode. As you are getting a mortgage with Coventry BS, you could contact them to see if they have a list of approved surveyors in Pimlico.
Lloyds have agreed my home loan in principle, my bid on a apartment in Pimlico has been accepted, what are the next steps?
Your estate agent will want to know who your solicitors are (ensure that the solicitors are on the bank’s panel). Contact Lloyds or the broker and finalise any appropriate documentation. Lloyds will appoint a valuer who will get in contact with the estate agent or seller to book a time for the valuation to occur. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Lloyds will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Pimlico.
How does conveyancing in Pimlico differ for newly converted properties?
Most buyers of new build property in Pimlico come to us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is completed. This is because house builders in Pimlico 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 Pimlico or who has acted in the same development.
What is different about your site and alternative online quote calculators when it comes to conveyancing in Pimlico?
At this site get an accurate quote via a Solicitor or Licensed Conveyancer that has a full understanding of the issues for your conveyancing in Pimlico. Unlike many estate agents and brokerage sites we do not charge firms a commission if you choose them for your property ownership legalities in Pimlico
I am on look out for some leasehold conveyancing in Pimlico. Before I set the wheels in motion I require certainty as to the remaining lease term.
If the lease is registered - and 99.9% are in Pimlico - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have given up seeking a lease extension in Pimlico. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. We can put you in touch with a Pimlico conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Pimlico flat is Flats 12A & 19, Evelyn Mansions Carlisle Place in June 2009. The Tribunal held that the price to be paid for the new lease of Flat 12A is £168,824, For the other flat the price was set at £169,110 This case was in relation to 2 flats. The unexpired lease term was 56 years.