I am in the market for a low cost conveyancer. Do I opt for a web based conveyancer rather than a local St Luke's conveyancing lawyer?
St Luke's is a special area, where neighbourhood know-how helps. The relaxed pace of life is great – just not when it comes to your conveyancing. The property lawyers that we work with combine wide St Luke's know how with a proactive, can doattitude that ensures everything runs smoothly. It is a distinct advantage where they can make use of well established rapport with mortgage brokers, search providers, surveyors and counterpart St Luke's conveyancing practitioners
We see that you have a post code search directory listing firms on the Principality conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in St Luke's?
We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in St Luke's.
Can I be sure that the St Luke's conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in St Luke's seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor conducting your transaction.
We have agreed to purchase a house in St Luke's. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned?
As you are obtaining a mortgage with TSB your lawyer must comply with the formal requirements set out in Part 2 of UK Finance Lenders’ Handbook for TSB. The CML Handbook includes minimum specifications for solar panel roof-space leases, and conveyancers are required to report to TSB where a lease fails to meet these provisions. The conditions relate to the installation of panels on properties countrywide and is not restricted to St Luke's.
Intending to buy a maisonette in St Luke's. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the St Luke's conveyancing practitioner is on the Kent Reliance conveyancing panel.
I own a 4 bedroom Georgian house in St Luke's. Conveyancing lawyer acted for me and Nottingham Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold under the exact same property. Is it worth asking Nottingham Building Society to clarify?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in St Luke's and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing solicitor who conducted the purchase.
I work for a long established estate agency in St Luke's where we see a few flat sales put at risk as a result of short leases. I have been given conflicting advice from local St Luke's conveyancing firms. Can you shed some light as to whether the vendor of a flat can start the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Having spent years of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in St Luke's. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to calculate the price.
An example of a Lease Extension decision for a St Luke's flat is 137 & 139 Haberdasher Street in December 2013. The Tribunal determines 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 for each Property should be £12,350.00. This case was in relation to 2 flats. The unexpired residue of the current lease was 72.39 years.