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Find a St Giles Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in St Giles? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your St Giles conveyancing at risk of delay or failure.

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Recently asked questions about conveyancing in St Giles

I am the registered owner of a freehold property in St Giles but still charged rent, why is this and what is this?

It’s unusual for properties in St Giles and has limited impact for conveyancing in St Giles but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.

Should my conveyancer be making enquiries about flooding during the conveyancing in St Giles.

Flooding is a growing risk for solicitors carrying out conveyancing in St Giles. Plenty of people will acquire a property in St Giles, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Solicitors are not qualified to offer advice on flood risk, however there are a numerous checks that can be initiated by the purchaser or on a buyer’s behalf which will figure out the risks in St Giles. The conventional set of completed inquiry forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the owner to discover whether the premises has historically flooded. In the event that the property has been flooded in past and is not notified by the seller, then a purchaser could bring a legal claim for losses stemming from an misleading answer. A buyer’s lawyers will also order an enviro search. This should higlight whether there is a recorded flood risk. If so, further inquiries should be conducted.

I'm converting the mortgage on my current house to a buy to let loan with Skipton Building Society and intend to use the remaining equity as a down payment on further house. The location we are looking at is St Giles. Will your solicitors be able to act for the two mortgage companies and tie in the conveyances?

Make use of our search tool on this site to be sure that the conveyancers are on the relevant lender panels. Having checked that they are your conveyancer should be able to simultaneously deal with the two conveyancing matters but you should have a chat with you lawyer and specify your expectations and needs.

Do you have any advice for leasehold conveyancing in St Giles with the purpose of expediting the sale process?

  • Much of the delay in leasehold conveyancing in St Giles can be reduced where you get in touch lawyers the minute you market your property and ask them to collate the leasehold documentation needed by the buyers’ representatives.
  • The majority of landlords or managing agents in St Giles levy fees for providing management packs for a leasehold premises. You or your lawyers should find out the fee that they propose to charge. The management information sought as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most usual reason for delay in leasehold conveyancing in St Giles. If you have had conflict with your freeholder or managing agents it is very important that these are resolved prior to the flat being marketed. The buyers and their solicitors will be reluctant to purchase a property where a dispute is unsettled. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over as opposed to unsettled. You may think that you are aware of the number of years left on your lease but it would be advisable double-check by asking your lawyers. A purchaser's conveyancer will be unlikely to recommend their client to to exchange contracts if the lease term is less than 80 years. In the circumstances it is essential at an as soon as possible that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale.

My wife and I have hit a brick wall in seeking a lease extension in St Giles. Can this matter be resolved via the Leasehold Valuation Tribunal?

Where there is a missing freeholder or where there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the amount due.

An example of a Lease Extension matter before the tribunal for a St Giles premises is Flat 89 Trinity Court Grays Inn Road in February 2013. the Tribunal found that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 to the Leasehold Reform, Housing and Urban Development Act 1993 should be £36,229. This case affected 1 flat. The unexpired lease term was 66.8 years.

My in 2007. He has got wed, widowed and is now remarried. He now wishes to the sell the St Giles property. I believe he will simply be asked to supply copies of his marriage certificates to the lawyer however he is concerned it could hold up the conveyancing. Should he instruct a lawyer to update the Land Registry details for the house?

The is no need to update the title for the property as long as you have the proof required to show how the name change occurred.

Any purchaser’s conveyancer should examine the registered details and request evidence to establish the name change e.g. marriage documentation.

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Neighbouring Locations

St Giles
Holborn
High Holborn
Covent Garden
Aldwych

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