I am need of leasehold conveyancing for a flat in a relatively new development (five years old) in St Davids. 95% of the appartments are already occupied. Is it strictly necessary to order neighbourhood searches as part of conveyancing in St Davids?
You would be putting yourself at risk in not carrying out St Davids conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would strongly advise in no uncertain terms that you have them. If accelerating the process and driving down costs are primary issues you should discuss with your solicitor about the options such as contingency insurance available to you
Completed the sale of my flat in St Davids last November yet the purchaser is SMS messaging me complaining that their solicitor is waiting to hear from mylawyer. What are the post completion sale formalities now that I have sold?
Post completion of your sale your solicitor is obliged to forward the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. If applicable, your conveyancer must also send confirmation that the home loan has been redeemed to the purchasers conveyancers. There are no post completion steps specific conveyancing in St Davids.
I am buying a right to buy a flat in St Davids. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in St Davids you will have to appoint a solicitor on your mortgage company'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 St Davids.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in St Davids?
There are two types of lawyers who can execute conveyancing in St Davids namely CLC regulated conveyancers or solicitors. The two can handle the legal services that you need to complete the sale or acquisition of property. Both are required to execute St Davids conveyancing to the same quality and guidelines so you may be safe in the knowledge that your conveyancing will be properly administered and that the requisite steps should be accurately adhered to.
How can we know in advance if a St Davids conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in St Davids obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor handling your conveyancing.
The formalities of my remortgage has taken place for my property in St Davids. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am buying my first flat in St Davids with the aid of help to buy. The developers refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The property agent told me not reveal to my lawyer about this side-deal as it may impact my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
We're first time buyers - had an offer accepted, yet the estate agent told us that the vendor will only move forward if we appoint the agent's recommended conveyancers as they want an ‘expedited deal’. Our preferred option is to instruct a family conveyancer with experience of conveyancing in St Davids
It is improbable the vendors are behind this. If they desire ‘a quick sale', taking such a hostile approach to a genuine buyer is is going to put the whole deal at risk. Speak to the vendors direct and explain that (a)you are genuine buyers (b)you are ready to go, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)but you will continue to use your own,trusted St Davids conveyancing firm - rather thanthe ones that will give their negotiator at the agency a kickback or achieve conveyancing thresholds pre-set by senior management.