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

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

Only LenderPanel.com provides a subset of authorised St James conveyancers for over 130 lenders.


Recently asked questions about conveyancing in St James

I am acquiring a property for cash in St James. I have resided for the last twelve years in St James. Conveyancing searches are expensive. As I know the road and vicinity very well must I have all the conveyancing searches?

In the absence of a mortgage, then all but one or two of the St James conveyancing searches are non-obligatory. Your solicitor will ’encourage you, perhaps strongly, that you should have searches completed, but he is duty bound to do this. Do bear in mind; if you are going to dispose of the house in the future, it will be of importance to your prospective purchaser what the searches disclose. On occasion properties with apparent issues can still throw up negative search results. A good conveyancing solicitor in St James will be able to give you some sensible guidance concerning this.

My wife and I have recently appointed a conveyancing solicitor in St James. I I am struggling to find out whether they are accepted on the Leeds Building Society approved list of lawyers. Can you or the lender confirm if they are on the panel?

You should e-mail the solicitor and ask them whether they are on the lender panel. Alternatively please call Leeds Building Society who may be able to assist.

I have been on the look out for a ground for flat up to £235,500 and found one round the corner in St James I like with a park and transport links in the vicinity, the downside is that it only has 52 remaining years left on the lease. There is not much else in St James in this price bracket, so just wondered if I would be making a mistake buying a short lease?

If you need a home loan that many years will be an issue. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.

Having spent years of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in St James. Can we issue an application to the Residential Property Tribunal Service?

Where there is a absentee landlord or if there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to determine the price.

An example of a Lease Extension case for a St James premises 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 related to 2 flats. The unexpired term as at the valuation date was 56 years.

In relation to leasehold conveyancing in St James what are the most frequent lease problems?

There is nothing unique about leasehold conveyancing in St James. Most leases are unique and legal mistakes in the legal wording can sometimes mean that certain clauses are erroneous. For example, if your lease is missing any of the following, it could be defective:

    A provision for the recovery of money spent for the benefit of another party.

You will have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, Leeds Building Society, and Godiva Mortgages Ltd all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, forcing the purchaser to pull out.

Are there any compelling advantages to choosing a local lawyer in St James

Home movers in St James opt for a local solicitor so that they can attend the firm’s offices just in case they have concerns, and to execute paperwork rather than depending on the post.

There is a slight edge when selecting a conveyancer local to the premises you are buying, due to the knowledge of the area and possible local issues - however this is moot. Most conveyancers carry out their communications by way of email and could be any place in the world.

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