We are aiming to move property in November. Will my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you recommend a removal company in St Annes Park. Conveyancing solicitor was chosen prior to coming across your page.
On the afternoon of completion you will need to collect the keys from your estate agent however this should only happen when the vendors solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be handed over. You should tell the removal men that you are ready to move in. We do not suggest a specific removal organisation but can help you find a residential property solicitor in St Annes Park or a firm that specialises in conveyancing in St Annes Park.
When it comes to mortgage companies such as Santander, do St Annes Park property lawyers face an annual charge to be on the list of approved solicitors?
We are not aware of any lender fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
I have today made my last payment due on my mortgage with Barclays. I assume I don't need a St Annes Park conveyancer on the Barclays panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
We are selling our property in St Annes Park and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street St Annes Park conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed an internet conveyancing practice rather than a conveyancing solicitor in St Annes Park. We have lived in St Annes Park for many years we know that this is a non issue. Is it a good idea to contact our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I have been on the look out for a leasehold apartment up to £235,500 and found one near me in St Annes Park I like with open areas and station nearby, however it only has 51 years on the lease. There is not much else in St Annes Park for this price, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a home loan the shortness of the lease will likely be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.
My business partner and I are planning to take over a lease of an office on the high street. Can you recommend lawyers offering no-sale-no fees for commercial conveyancing in St Annes Park for under £1,200?
We can recommend firms who have well rounded knowledge of commercial conveyancing in St Annes Park, including the sale and acquisition of businesses as well as simply property. Whether you are looking to acquire or dispose of a shop, pub, restaurant, office, retail premises or a complete business we can put you in touch with the right lawyer. Regarding the fees this will depend on the structure and complexity of the proposed transaction. Let us have your details or email so as to enable us to furnish you with comprehensive commercial conveyancing quote.
Builders have suggested I use a lawyer and I've sought a quote from them. They are almost £250 cheaper than my local St Annes Park conveyancing practitioner. What's the catch?
Housebuilders often have panels of lawyers who are quick and who know the developer’s documentation and conveyancer. Plenty of developers offer an inducement to choose a preferred conveyancer for this reason, any increased cost can be avoided and a builder will not recommend a conveyancing factory and run the risk of having the conveyancing stall when they need an exchange within a tight deadline. A counter-argument for not opting for the recommended conveyancer is that they may be unwilling to fight for your interests at the risk of alienating the developer. If you worry that this may be the situation you should stick with your high street St Annes Park conveyancer.