My Conveyancer in Pimlico is not listed on the Santander Solicitor Panel. Can I still continue with my prefered solicitor even though they are excluded from the Santander list of approved lawyers?
Your options are as follows:
- Complete the purchase with your preferred Pimlico lawyers but Santander will need to retain a solicitor on their panel. This will inevitably rack up the total legal charges as well as result in frustration.
- Choose an alternative solicitor to to deal with the conveyancing, obviously checking they are on the Santander panel
I happen to be the single recipient of my late mum's estate with all property in now in my sole name, including the house in Pimlico. The Pimlico property was put into my name in June. I plan to dispose of the house. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship will be regarded the same way as if I'd bought the house in June. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How sensible a view banks take of it, depend on the mortgage company as this requirement is principally there to identify the purchase and immediately sell or the flipping of properties.
Is it correct that all Pimlico CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing panel?
Some major lenders now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
Does a directory service exist listing TSB panel solicitors in Pimlico on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. A small selection of banks make their panel listings viewable on the web. If you are in need of a Pimlico conveyancer on the TSB please make the most of our tool.
My wife and I own a renovated Victorian house in Pimlico. Conveyancing practitioner acted for me and National Westminster Bank. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold under the matching address. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Pimlico and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing lawyer who conducted the conveyancing.
I have been recommended by a few property agents in Pimlico to find a conveyancer on your site. What’s the financial advantage for Estate Agents to market your services rather than a competitor’s?
We don’t offer any commission for sending work our way. We thought it would be too underhand a fee as home movers will think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
I am intending to let out my leasehold apartment in Pimlico. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
Notwithstanding that your previous Pimlico conveyancing solicitor is no longer around you can review your lease to see if you are permitted to let out the apartment. The accepted inference is that if the deeds are non-specific, subletting is permitted. Quite often there is a prerequisite that you must seek consent from your landlord or other appropriate person in advance of subletting. This means that you cannot sublet without first obtaining consent. The consent must not not be unreasonably turned down. If your lease does not allow you to sublet you will need to ask your landlord for their consent.
I am the leaseholder of a first flat in Pimlico. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the amount due for a lease extension?
Absolutely. We are happy to 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 property 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.