I am selling my flat. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Yorkshire BS are being problematic. The King's Cross solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Lloyds have agreed my mortgage in principle, my bid on a house in King's Cross has been agreed to, now what?
The estate agent will want to know who your solicitors are (be sure the lawyers are on the lender’s approved list). Call up Lloyds or your broker and finish off any outstanding forms. Lloyds will instruct a valuer who will get in contact with the selling agent or seller to arrange a slot for the valuation to happen. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Lloyds will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in King's Cross.
After what seems like an age I have had an offer on a flat in King's Cross agreed to, the owners do however have a connected purchase. The vendors have placed an offer on on an apartment, however it’s not yet agreed to, and have viewings of other properties booked. I have chosen a high street conveyancing solicitor in King's Cross. What should be my next step? At what point do I apply for the mortgage with Aldermore?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of £1k, then survey, King's Cross conveyancing search charges, etc). The first thing to do is check that your conveyancing practitioner is on the Aldermore conveyancing panel. Concerning the next phase this very much dictated by the circumstances of your case, motivation for the property and on the state of the market. During a rising market some purchasers will apply for a home loan with Aldermore and arrange for the valuation and only if it was satisfactory would they pay their solicitor to press on with searches.
I understand that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when purchasing a residence in King's Cross? or I am told that there is a law dating back centuries that could mean that house owners living in a parish church boundary will be compelled to contribute towards repairs to the chancel in proximity to the church. Is this applicable for conveyancing in King's Cross?
Unless a previous purchase of the house took place post 12 October 2013 you can expect lawyers conducting conveyancing in King's Cross to continue to propose a a chancel search and or insurance against a claim.
Despite weeks of looking the Title Certificate and documents to our house can not be found. The solicitors who conducted the conveyancing in King's Cross 10 years ago are no longer around. What do I do?
You no longer need to have the physical original deeds to prove you are the owner of your registered land or premises, as the Land Registry have everything they need in a digital format.
Due to the encouragement of my in-laws I had a survey completed on a property in King's Cross before retaining lawyers. I have been advised that there is a flying freehold aspect to the property. My surveyor has said that some mortgage companies may refuse to give a loan on this type of premises.
It varies from the lender to lender. Lloyds has different instructions from Halifax. If you call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in King's Cross. Conveyancing will be smoother if you use a solicitor in King's Cross especially if they are acquainted with such properties in King's Cross.
I am intending to rent out my leasehold flat in King's Cross. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
Some leases for properties in King's Cross do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I am the proprietor of a ground floor flat in King's Cross. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the sum due for a lease extension?
Most definitely. We are happy to put you in touch with a King's Cross conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a King's Cross 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 related to 1 flat. The unexpired term as at the valuation date was 66.8 years.
I am due to consider costs for conveyancing in King's Cross from three lawyer and appoint one. Should I tell them to hold tight until I have found somewhere to purchase.
We would recommend that you wait to request your property lawyer to commence work and submit searches after the offer has been accepted on the property especially as King's Cross conveyancing searches are costly.