I do hope you can help me. My St James's solicitor is assuring me that he has toconduct St James's conveyancing searches asthe firm are on the Santandersolicitor panel. Do I not have a choice here?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out St James's conveyancing searches.
I am buying a semi-detached house in St James's. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in St James's 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 James's.
My wife and I are purchasing a apartment in St James's. I might seem paranoid but how we can trust a solicitor? On completion day we have to deposit money into their account. What protection do we have from them run away with our money?
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.
Is it correct that all St James's CQS (Conveyancing Quality Scheme) solicitors are on the UBS conveyancing panel?
It is true that some lenders now utilise CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
How can we know in advance if a St James's conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in St James's getting recommendations is a sensible 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 which is cheap as chips. We would always advise that you speak with the lawyer conducting your conveyancing.
I'm refinancing my current property to a buy to let loan with HSBC Bank and I will use the rest of the raised equity as a deposit on another house. The location we are looking at is St James's. Will your lawyers be able to act for the two mortgage companies and link together the two deals?
Do use our comparison tool on this site to ensure that the lawyers are on the relevant lender panels. On the basis that they are your lawyer will be able to simultaneously deal with the two conveyancing matters but you should have a chat with you solicitor and make clear your expectations and needs.
As co-executor for the will of my grandfather I am selling a residence in Neath but reside in St James's. My conveyancer (based 260 kilometers from merequires that I execute a stat dec before completion. Could you suggest a conveyancing practitioner in St James's who can witness and place their company stamp on the document?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are based in St James's
What is the reason for my conveyancer requiring a list of items of ID before they can proceed with selling or purchasing a property in St James's?
St James's property lawyers are required by the Law Society, SRA, the Land Registry and current AML legislation to certify that the have checked the identity of their clients. It is also sometimes a condition of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to stamp duty land tax and need to have details such as your full names, NI number and DOB.