Why would I instruct a St James conveyancing practice given that online alternatives are more affordable?
By all means make sure that you contrast conveyancing costs in St James and you should seek an affordable estimate but don’t waste your energy sourcing the lowest priced St James conveyancer. Finding the right conveyancer can mark the distinction between a smooth and a stressful house move. You need to ensure that you have expert advice from an experienced solicitor. An e-mail can never be as helpful as a phone conversation and can never replicate a face to face meeting. The firms that we work with will appoint you a qualified and experienced conveyancing solicitor that will deal with your conveyancing from start to finish, providing a level of continuity that you will never get with an internet conveyancer. Our lawyers will inform you on headway and keep you informed. Should it ever be necessary to contact the firm you will be sure who to ask for and we'll ensure you are kept fully informed.
We are about to exchange contracts for a property in St James. We encountered a snag. Our mortgage offer with Bank of Scotland expires on 17/3/2025 but the vendors are suggesting a completion date of 19/3/2025. Can one extend the mortgage expiry date?
The person best placed to deal with your concern is your conveyancer who should calculate if they better off negotiating with the bank, vendor’s representatives, selling agents or possibly all parties based on what has happend in your transaction to date.
What does a local search inform me concerning the property my wife and I purchasing in St James?
St James conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance PSG The local search is essential in every St James conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your new home. The search will reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
I opted to have a survey carried out on a house in St James ahead of appointing lawyers. I have been advised that there is a flying freehold overhang to the house. Our surveyor advised that some banks will not issue a mortgage on a flying freehold home.
It depends who your proposed lender is. Bank of Scotland has different instructions from Nationwide. If you contact us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in St James. Conveyancing will be smoother if you use a solicitor in St James especially if they regularly deal with such properties in St James.
I am using a search engine for the words on line conveyancing in St James it brings up many property lawyersin the vicinity. With so much choice what is the best way to find the suitable property lawyer for the sale of my house?
The best method of choosing a suitable conveyancer is through a personal testimonial, so seek the counsel of friends and family who have bought a property in St James or the respected estate agent or mortgage broker. Fees for conveyancing in St James vary, so it's a good idea to secure at least three fee estimates from different solicitors. Be sure to seek confirmation that the charges are guaranteed not to escalate.
We have just discovered that one of the directors of the law firm undertaking the purchase conveyancing in St James is related to the owners that we are purchasing from. Is this acceptable?
Provided no conflict arises this is allowable. If you are obtaining mortgage finance then the lender may have a say as many banks have specific instructions on this. For example for RBS- First Active as of 15/1/2025, the requirements read as follows :