We selected a St Andrews based lawyer for our conveyancing in St Andrews today. Reviewing the Terms and Conditions I seeI am liable for costs even if the sale doesn't happen. Should I go with them or appoint a web based conveyancing company promising no move no charge conveyancing in St Andrews?
Generally there is a concession along the lines that if "No Sale No Fee" is available then the conveyancing charges will generally be uplifted to cover those transactions that fail to complete. Do bear in mind that these schemes tend not to protect you from expenditure for instance St Andrews conveyancing search charges.
Why is leasehold purchase conveyancing in St Andrews is more expensive?
In summary, leasehold conveyancing in St Andrews and elsewhere usually requires more work compared to freehold conveyancing. This includes reviewing the lease, liaising with the landlord concerning the service of appropriate notices, obtaining current service charge and management information, securing the freeholder’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different proprietor have owned the lease since it was first granted.
My mortgage company has recommended solicitors on their panel based in St Andrews but I would rather use a conveyancing lawyer in St Andrews local to me. Can you help?
Not all St Andrews conveyancing practices are listed all lender’s conveyancing panel. Use the above search tool to choose a St Andrews conveyancing solicitor on the on the mortgage company panel.
This question may be naive but I am unseasoned as a first time buyer of a two bedroom flat in St Andrews. Do I receive the keys to the house on the completion date from my solicitor? If this is the case, I will instruct a High Street conveyancing solicitor in St Andrews?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you will be invited to pick up the keys from the Estate Agents and start moving into the property. Usually this happens between 1 and 3pm.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local St Andrews solicitor - who is on the conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your St Andrews postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in St Andrews.
have agreed my home loan in principle, my bid on a flat in St Andrews has been agreed to, what happens next?
The estate agent will wish to know who your solicitors are (make sure the are on the lender’s approved list). Contact or the broker and complete any appropriate documentation. will sellect a valuer who will get in touch with the selling agent or owners to schedule a slot for the valuation to occur. Once conducted (assuming no problems) it takes on average ten days to receive the mortgage offer. will send the offer to you and your . The legal work will then take it’s course according the nature and complexity of the conveyancing in St Andrews.
It has been 3 months since my purchase conveyancing in St Andrews took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.