AssumingI were to purchase a freehold homein St James's mortgage fee and have no survey and no conveyancing searches how much should I expect to have to pay for conveyancing in St James's?
Any savings you would achieve will be isolated to the St James's conveyancing searches. A property lawyer is obliged to do the vast majority of work - money laundering, liaising with the vendors conveyancer, stamp duty submission, register the property etc. You might save a bit for them not having to register a charge but it will not be significant.
My grandmother passed away last year and as sole heir and executor I was left the property in St James's. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then Santander will require that you use a conveyancer on the Santander conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Santander conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Santander mortgage is registered as a charge at the Land Registry.
I am assisting my mother sell her property in St James's. Does the conveyancer order an energy performance certificate or it is for me to coordinate?
After the abolition of Home Information Packs, energy assessments remained a mandatory part of selling a house. An EPC should be commissioned in advance of the property being marketed. It is not as aspect of the sale process that law firms ordinarily arrange. Where you are using a St James's conveyancing practitioner they might help arrange EPC’s given their contacts with long established local accredited person
Is it the case that all St James's solicitor practices on the Kent Reliance conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Kent Reliance approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of mortgage companies do permit licenced conveyancers on their panel and in such a situation the firms would be overseen by the CLC.
The formalities of my purchase has taken place for my property in St James's. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases 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 who will take matters further.
Just had an offer accepted on a new build flat in St James's. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in St James's
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are architect prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
I am looking into buying my first house which is in St James's and I am already nervous. I couldn't find anything specific about St James's. Conveyancing will be needed in due course but do you know about the St James's area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at St James's. In the meantime here are some basic statistics that we found
Much to my surprise my conveyancer in St James's has requested from me personal identification documents asserting that this is part of his legal duty as a conveyancer on the bank Conveyancing panel. Is this right?
Anti-terror and anti-money-laundering rules require St James's conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer is right that the lender also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the lender's UK Finance Lenders’ Handbook requirements