My friend's sister is a property lawyer. I suspect that I'll be able to get friends and family rates for conveyancing, but if not, what kind of figure should I be paying for conveyancing in St Asaph?
Do compare pricing. Do use our comparison tool on this page. You will notice that estimates seem to vary but service levels do differ between solicitors as is the case with most professions.
As someone unfamiliar with conveyancing in St Asaph what is the number one tip you can give me concerning the home moving process in St Asaph
You may not hear this from too many lawyers but conveyancing in St Asaph and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there is lots of opportunity for friction between you and other parties involved in the legal transfer of property. For example, the vendor, selling agent and even potentially the mortgage company. Selecting a solicitor for your conveyancing in St Asaph should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the transaction whose responsibility is to act in your best interests and to protect you.
There is a worrying increase of a "blame" culture- someone must be at fault for the process being so protracted. You your first instinct should be to trust your conveyancer above all other parties in the home moving process.
This question may be naive but I am wet behind the ears as FTB of a ground floor flat in St Asaph. Do I pick up the keys to the house on completion from my lawyer? If this is the case, I will find a High Street conveyancing solicitor in St Asaph?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the seller's solicitors, and shortly after the monies have arrived, you should be able to pick up the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
I am expecting a OIP from UBS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (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 go independently?
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.
The mortgage over my property is with Santander for my property in St Asaph. Conveyancing was finalised some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Santander?
Your original mortgage agreement with Santander will provide that you need their approval in advance of renting your property as this is likely to be a breach of Santander’s mortgage conditions. It may be that Santander will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. You need not do this via a Santander conveyancing panel firm.
Is it necessary to pay for insurance to protect me from financial exposure to chancel repairs when buying a residence in St Asaph?
Unless a previous acquisition of the house took place after 12 October 2013 you can take it that conveyancing practitioners carrying out conveyancing in St Asaph to continue to recommend a chancel search and or insurance against a claim.
I have todaydiscovered that Action Conveyancing have closed. They conducted my conveyancing in St Asaph for a purchase of a leasehold apartment 12 months ago. How can I be sure that my home is in my name in the name of the former proprietor?
The quickest way to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of St Asaph conveyancing specialists.
Is it best to go with a St Asaph conveyancing lawyer who is local to the property I am purchasing? An old friend can deal with the legal formalities but her office is 400miles away.
The primary upside of using a high street St Asaph conveyancing practice is that you can drop in to execute documents, deliver your ID and apply pressure on them if necessary. Having local St Asaph know how is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and on the whole were happy that must surpass using an unknown St Asaph conveyancing lawyer just because they are round the corner.