I had intended to instruct a conveyancing solicitor in St James's for our house purchase. Our financial adviser has since notified us that our bank Barclays Direct won't deal with them. Why is this not regarded as unduly restrictive?

Mortgage Companies ordinarily imposes restrictions either the type or the number of conveyancing solicitors on their member panel. A common example of such restriction(s) being that a firm must have two or more partners. As well as restricting the profile of firm, a few lenders have reduced the number of firms they permit to represent them. Be aware that Barclays Direct have no responsibility for the quality of advice provided by any member of Barclays Direct Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of conveyancing panels since 2008 even though there are mixed opinions concerning the extent of solicitor engagement in some of that fraud. Data from the Land Registry indicate that plenty of law firms, including some in or near St James's only perform a couple conveyances a year.

I need some expedited conveyancing in St James's as I have pressure to sign on the dotted line in less than 3 weeks. A mortgage is not required. Can I avoid the conveyancing searches to save fees and time?

If.Given you are are a mortgage free buyer you have the choice not to have searches carried out although no solicitor would suggest that you don't. With lots of history conveyancing in St James's the following are instances of issues that can show up and adversely impact the marketability of the property: Refused Planning Applications, Overdue Charges, Outstanding Grants, Road Schemes,...

How do I use your search app to get a costs illustration from a conveyancing lawyer in St James's on the approved list for my mortgage?

Step one is to select a lender such as Halifax, The Mortgage Works or Alliance & Leicester then specify your preferred area such as St James's. Conveyancing practices in St James's and beyond will then be shown.

My husband and I are a couple of weeks into a freehold purchase having been directed to a firm by the estate agent to do our conveyancing in St James's. I am am very dissatisfied with the level of service. Can you help me find new solicitors?

They would need to be very poor in order to consider replacing them. Has the mortgage offer been generated? If so you need to make them aware of the new contact details and ensure the loan are re-sent. The solicitor ideally needs to be on the banks panel to avoid added fees and frustration. That should be your starting point. The find a solicitor tool will help you find a lender approved solicitor for your conveyancing in St James's

Expecting to complete next month on a studio apartment in St James's. Conveyancing solicitors assured me that they report fully tomorrow. What should I be looking out for?

Your report on title for your leasehold conveyancing in St James's should include some of the following:

Responsibility for repairing the window frames You must be informed what constitutes a Nuisance in the lease Details of the parties to the lease, for example these could be the tennant, superior lessor, freeholder Who has the liability to repair and maintain the main walls and foundations. It is essential that you know which party is duty bound to repair and maintenance of every part of the building

I inherited a first flat in St James's. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the premium payable for the purchase of the freehold?

if there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the sum to be paid.

An example of a Freehold Enfranchisement decision for a St James's flat is 20 Avonwick Road in July 2013. The Tribunal was dealing with an application under Section 26 of the Leasehold Reform Housing and Urban Development Act 1993 for a determination of the freehold value of the property. It was concluded that the price to be paid was Fifteen Thousand Nine Hundred and Seventy (£15,970) divided as to £8,200 for Flat 20 and £7,770 for Flat 20A This case related to 1 flat. The unexpired residue of the current lease was 73.26 years.