I am looking for value for money property lawyer. Should I go for for a national conveyancer as opposed to a high street Spitalfields conveyancing solicitor?
Spitalfields is a unique place, where regional experience is a significant benefit. The laid-back lifestyle has an upside – just not for your conveyancing. The solicitors that we endorse possess specialist Spitalfields intelligence with a professional, can doattitude that helps the conveyancing to progress with the minimum of fuss. It will certainly help where they benefit from good rapport with mortgage brokers, local authorities, valuers and other Spitalfields conveyancing firms
AssumingI were to acquire a straightforward housein Spitalfields for cash and dispense with a survey and no conveyancing searches how much should I expect to to save on my conveyancing in Spitalfields?
Any savings you would make will be limited to the Spitalfields conveyancing searches. A conveyancing practitioner is obliged to do the vast majority of work - money laundering, communicating with the vendors lawyer, stamp duty return, register the title etc. You might save a bit for them not needing to register a charge however it will not be meaningful.
I am buying a new build flat in Spitalfields. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Spitalfields you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Spitalfields.
We have a mortgage agreed in principle with Clydesdale. Spitalfields conveyancing lawyers have been appointed. How long does it take for Clydesdale to send the offer to the solicitor?
Some lenders take longer than others. Have Clydesdale completed the survey? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am selling my house. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Barclays are being problematic. The Spitalfields solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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.
Having digested plenty 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 Spitalfields solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society 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. You may wish to consider appointing your own Spitalfields surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
2 months have gone by since my purchase conveyancing in Spitalfields concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. 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.
What does commercial conveyancing in Spitalfields cover?
Spitalfields conveyancing for business premises covers a wide array of advice, supplied by qualified solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.