I was told recently by my financial adviser that my St Pancras property lawyer is not on the lender Conveyancing panel. How can I check?

You need to contact your St Pancras conveyancer. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they may recommend you to a St Pancras conveyancing practice that is on the conveyancing panel for your lender.

What is the difference between a licensed conveyancer and conveyancing solicitor in St Pancras

Two types of professional can conduct conveyancing in St Pancras namely licenced conveyancers or solicitors. Both professionals provide conveyancing services that required to complete the disposal or acquisition of property. Both are obliged to execute St Pancras conveyancing to the same standards and guidelines so you can be safe in the knowledge that your conveyancing will be properly administered and that all necessary steps will be suitably adhered to.

Can you help - my lawyer says that chancel insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in St Pancras?

The right level of chancel indemnity insurance depends on who your lender is. It would differ for example between HSBC Bank and Leeds Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.

I am currently in the process of buying my council flat in St Pancras. I have a mortgage agreed with TSB. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.

What can a local search reveal concerning the property I am purchasing in St Pancras?

St Pancras conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations for example Searches UK The local search plays a central part in many a St Pancras conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your property. The search will reveal data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.

Expecting to exchange soon on a ground floor flat in St Pancras. Conveyancing solicitors have said that they are sending me a report tomorrow. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in St Pancras should include some of the following:

Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? What options are available to the landlord where you are in breach of your lease terms? Whether your lease provides for a slush account for major works? The physical ownership of the premises. This may be the flat itself but may incorporate a roof area or storage are if applicable. Setting out your legal entitlements in respect of the communal areas in the block.For instance, does the lease grant a right of way over an accessway or hallways?

I own a basement flat in St Pancras. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the sum due for the purchase of the freehold?

in cases where there is a absentee landlord or if 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 decide the amount due.

An example of a Lease Extension matter before the tribunal for a St Pancras 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 was in relation to 1 flat. The number of years remaining on the existing lease(s) was 66.8 years.

I pay a maintenance contribution for my ground floor flat in St Pancras. As a result of flawed financial planning I fell behind with payments. I negotiated a clearance plan but there remains two currently due.

I am under pressure to sell and I am panicking this could hold me back if I have to pay off the arrears in advance. Do I have to settle before - is this achievable?

Your conveyancing practitioner will hopefully be in a position to negotiate with the management company, with a new to seeing if they would accept payment from sale proceeds. Here is indicative of why it is advisable to choose a conveyancing practitioner in St Pancras as they may well have an established relationship with the parties.