Just contacted my conveyancing solicitor in St Giles who conducted the legals 18 months ago requesting a conveyancing costs illustration based on an identical type of house sale & purchase (a leasehold premises and a freehold premises) of similar values with a loan from Platform Home Loans Ltd. It looks as though am now being quoted twice the amount. Should I hunt for a cheaper internet property lawyer?
The costs illustration is slightly on the expensive side. If you you were to look around you might reduce the fees marginally by say £125. On the other hand, assuming were pleased with the service the firm provided you couldcome to rue opting for an an untested conveyancer. If is important to ensure the conveyancer can also act for Platform Home Loans Ltd. Do make use of our search tool to choose a St Giles conveyancing firm on the Platform Home Loans Ltd approved list of lawyers, which can often include conveyancing solicitors in St Giles.
Completed the sale of my flat in St Giles last August yet the purchaser is calling me complaining that her solicitor needs to hear from mine. What should my lawyer have done following completion?
Following your house sale your lawyer should forward the transfer deeds and all supplemental paperwork to the buyer’s solicitors. Where appropriate, your conveyancer must also send confirmation that the mortgage has been paid off to the buyers conveyancers. There is unlikely to be post completion procedures specific conveyancing in St Giles.
My apartment in St Giles is up for sale and I have accepted an offer. Will the conveyancer need to be required to be on the Santander conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Santander conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently at the moment.
I moved into my apartment on 13 October and my personal details are still not registered. Should I be concerned? My conveyancing solicitor in St Giles said it would be dealt with inside ten days. Are transfers in St Giles particularly slow to register?
There is nothing unique about conveyancing in St Giles registration formalities. As opposed to being determined by geographic area, timeframes can adjust according to the party submitting the application, whether it is in order and whether the Land registry need to notify any 3rd parties. At present approximately three quarters of submission are completed within two weeks but occasionally there can be extensive delays. Historically registration occurs once the purchaser has moved in to the property thus registration formalities is not always top priority but if there is a degree of urgency associated with the registration then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.
I am purchasing a new build house in St Giles with a loan from Coventry Building Society. The builders would not budge the price so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not inform my lawyer about this extras as it may impact my loan with the bank. Should I keep quiet?.
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.
What is the distinction between surveying and conveyancing in St Giles?
Conveyancing - in St Giles or anywhere in England and Wales - is the process of legally transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re purchasing and will help you find out about the condition of the building and, if there are problems, give you leverage for negotiating the buying price down or asking the seller to fix the problems before you move in.