I am getting a mortgage offer from Lloyds. I intend to employ the services of a Licensed Conveyancer in St John's Wood. Does the Lloyds Solicitor panel allow for conveyancers regulated by the CLC?
The Lloyds approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
It is is a decade since I purchased my home in St John's Wood. Conveyancing solicitors have recently been appointed on the sale but I am unable to locate the title deeds. Will this jeopardise the sale?
Don’t worry too much. First the deeds may be retained by the mortgage company or they may be archived with the lawyers who oversaw the purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. The vast majority of conveyancing in St John's Wood relates to registered property but in the unlikely event that your property is unregistered it is more of a problem but is resolvable.
I am buying a new build house in St John's Wood benefiting from help to buy. The developers refused to budge the amount so I negotiated 6k of extras instead. The estate agent advised me not disclose to my lawyer about the deal as it may adversely affect my mortgage with the bank. Is this normal?.
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.
We're FTB’s - had an offer accepted, yet the property agent told us that the seller will only issue a contract if we appoint the agent's chosen conveyancers as they want an ‘expedited deal’. We would rather use a local solicitor accustomed to conveyancing in St John's Wood
We suspect that the owner is not behind this request. If they want ‘a quick sale', turning down a motivated purchaser is likely to cause more damage than good. Speak to the owners direct and explain that (a)you are serious buyers (b)you are ready to go, with finances in place © you are chain free (d) you wish to move quickly (e)but you are going to appoint your preferred St John's Wood conveyancing solicitors - rather thanthose that will provide the negotiator at the agency a referral fee or achieve conveyancing figures pre-set by head office.
Can you offer any advice when it comes to appointing a St John's Wood conveyancing firm to deal with our lease extension?
If you are instructing a property lawyer for your lease extension (regardless if they are a St John's Wood conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with several firms including non St John's Wood conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:
What volume of lease extensions have they carried out in St John's Wood in the last 12 months? What are the costs for lease extension conveyancing?
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a St John's Wood conveyancing firm to help?
in cases where there is a absentee landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to make a decision on the price payable.
An example of a Lease Extension decision for a St John's Wood property is Garden Flat 195 Goldhurst Terrace in May 2012. The Tribunal held in accordance with section 48 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 that the premium for the extended lease should be £60,855.00. This case affected 1 flat. The number of years remaining on the existing lease(s) was 60.16 years.