I am in the market for a reasonably priced conveyancer. Should I go for for a web based conveyancer rather than a family St James conveyancing solicitor?
Existing third party relationships are another important factor to consider when choosing conveyancing lawyers. St James conveyancers enjoy long term relationships with mortgage brokers and St James, local authorities, valuers and other law firms meaning the whole process is going to be much more straightforward for you. Having years of insight into the local area is an advantage.
Why is leasehold purchase conveyancing in St James is more expensive?
St James leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
My wife and I are spending time looking at flats in St James and I am about to put in an offer. Is it premature to have a solicitor in place? I am planning to take a home loan with Clydesdale.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are taking out a mortgage with Clydesdale, make sure you remember to check that your lawyer is on the Clydesdale conveyancing panel.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a St James lawyer on the Co-operative panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
Intending to buy a house in St James. 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 Coventry BS 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 James conveyancing practitioner is on the Coventry BS conveyancing panel.
How does conveyancing in St James differ for new build properties?
Most buyers of new build premises in St James come to us having been asked by the developer to exchange contracts and commit to the purchase even before the property is built. This is because developers in St James typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in St James or who has acted in the same development.
Are all St James legal practices on every bank conveyancing panel?
The Lexsure search tool on this page may be of use or you can pop into your high street bank branch in St James. Chances are that they will know some good conveyancing solicitors in St James