Can your site be used to recommend a Conveyancing solicitor in St Mary Cray even if I’m not purchasing or selling a house, for instance where I intend to acquire a shop in St Mary Cray with a loan from Norwich and Peterborough Building Society?

Our comparison service is predominantly there to get a quote from residential conveyancing solicitors in St Mary Cray but we have set out at the bottom of this page a few St Mary Cray commercial conveyancing firms. You will need to make contact with the company directly to check if they are also authorised to represent Norwich and Peterborough Building Society

I happen to be the sole recipient of my late father’s estate with all property in now in my sole name, including the house in St Mary Cray. The St Mary Cray property was put into my name in April. I now wish to sell up. I do know about the CML 6 month 'rule', meaning my proprietorship could be regarded the same way as if I'd bought the property in April. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook requires solicitors 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. Some mortgage companies would take a pragmatic view as this provision principally exists to pick up on subsales or the quick reselling of properties.

We have a mortgage agreed in principle with UBS. St Mary Cray conveyancing practitioners were instructed. What is the average time that one could expect to receive a mortgage offer from UBS?

There is no definitive answer here. Have UBS completed the valuation? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Santander have agreed my home loan in principle, my offer on a house in St Mary Cray has been agreed to, what happens next?

Your property agent will want to be informed of your conveyancing practitioner's details (ensure that the conveyancing practitioners are on the lender’s approved list). Telephone Santander or your financial adviser and complete any outstanding forms. Santander will instruct a valuer who will get in contact with the estate agent or owners to book an appointment. Once conducted (assuming no problems) it takes about a fortnight to get a mortgage offer. Santander will send 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 St Mary Cray.

I'm buying a new build house in St Mary Cray with the aid of help to buy. The sellers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not inform my conveyancer about this extras as it would affect my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

How easy is it to swap conveyancer as I have to find a firm on the Barclays conveyancing list. I hired a family conveyancing solicitor in St Mary Cray round the corner but the firm is not accepted by Barclays

It would be our pleasure to help you select a conveyancing solicitor in St Mary Cray on the Barclays panel. Please note that the law firms that we on the directory do not pay us fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in St Mary Cray. In making use of the find a conveyancing solicitor tool on this page, you can scrutinise charges for conveyancing solicitors in St Mary Cray and throughout England and Wales.

I am in need of some leasehold conveyancing in St Mary Cray. Before I set the wheels in motion I want to be sure as to the unexpired term of the lease.

Assuming the lease is recorded at the land registry - and most are in St Mary Cray - then the leasehold title will always include the basic details 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.

Following years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in St Mary Cray. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

in cases where there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to judgment on the sum to be paid.

An example of a Lease Extension case for a St Mary Cray residence 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.