My bank has suggested solicitors on their panel based in St Clears but I would rather choose a conveyancing lawyer in St Clears or nearer to where I live. Are you able to help?
The minority of St Clears conveyancing practices are listed all banks conveyancing panel. Use our find an approved solicitor tool to choose a St Clears conveyancing solicitor on the on the bank panel.
We are purchasing a flat in St Clears. It might be a silly question but how we can trust a solicitor? At some point we have to deposit funds into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
When it comes to mortgage companies such as Santander, do St Clears property lawyers incur a fee to be on the list of approved solicitors?
We are unaware of any bank fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
We are getting a further advance on our home loan from Principality as we intend to conduct alterations to our property in St Clears. Do we need to appoint a bricks and mortar St Clears solicitor on the Principality conveyancing panel to handle the paperwork?
Principality do not ordinarily instruct firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality conveyancing panel.
Me and my brother own a semi-detached Edwardian property in St Clears. Conveyancing solicitor acted for me and HSBC Bank. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for 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 for 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 Clears and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing lawyer who conducted the work.
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. St Clears is where the house is located. Is there any advice you can impart?
Flying freeholds in St Clears are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St Clears you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Clears may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
What advice can you give us when it comes to finding a St Clears conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a solicitor for your lease extension (regardless if they are a St Clears conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with several firms including non St Clears conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:
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If the firm is not ALEP accredited then what is the reason? How many lease extensions has the firm conducted in St Clears in the last year?
St Clears Conveyancing for Leasehold Flats - A selection of Questions you should consider before buying
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Who takes responsibility for maintaining and repairing the block? Best to be warned if window replacement or some other significant cost is due in the foreseeable future that will be shared between the leaseholders and may well materially increase the the service fees or necessitate a specific payment. It would be prudent to investigate if there is anything that is prohibited in the lease. By way of example plenty of leases prohibit pets being allowed in in a block in St Clears. If you love the flatin St Clears but your dog is not allowed to make the move with you then you will be faced hard compromise.
I acquired a property in St Clears last 15/9/2023 and to date it is still not recorded with the Land Registry. It was part of a development site and my conveyancing practitioner told me that it can take twelve months to register. I have contacted the Land Registry directly and they have informed me the original application was cancelled due to questions not being addressed in time. Do I need to be concerned?
It is your lawyer that you must turn to here in order to satisfy any issues which have arisen as part of the registration process for your St Clears property. Normal St Clears conveyancing practice includes an undertaking on the part of the seller's solicitor that they will help resolve any requisition raised by HMLR so it may be a case of seeking to enforce that undertaking in some way.