We are planning to acquire a property and need a conveyancing solicitor in St Asaph who is on the Bank of Ireland solicitor panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in St Asaph.
When it comes to lenders such as HSBC, do St Asaph property lawyers face an annual charge to be on the conveyancing panel?
We are not aware of any mortgage company fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I am expecting a DIP from UBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any St Asaph solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint St Asaph solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
I have paid off my mortgage with Nationwide. I assume I don't need a St Asaph conveyancing practitioner on the Nationwide panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
Me and my brother purchased a terraced Victorian property in St Asaph. Conveyancing lawyer acted for me and Barclays Direct. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold under the exact same property. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in St Asaph and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with the conveyancing solicitor who conducted the conveyancing.
How does conveyancing in St Asaph differ for newly converted properties?
Most buyers of new build residence in St Asaph come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because developers in St Asaph tend to acquire the real estate, 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 conveyancers 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 Asaph or who has acted in the same development.
Is it best to use a St Asaph conveyancing lawyer in close proximity to the house I am purchasing? We have a good friend who can conduct the conveyancing but his firm is located over three hundred kilometers away.
The primary upside of using a high street St Asaph conveyancing practice is that you can visit the firm to execute documents, hand in your identification documents and pester them where appropriate. Having local St Asaph know how is a plus. However nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and in the main were impressed that must surpass using an unknown St Asaph conveyancing lawyer just because they are local.
Is there an average legal costs for conveyancing in St Asaph?
The average fee last year for conveyancing in St Asaph was £1,500 excluding Land Tax and Land Registry fees.