I am purchasing a newly constructed apartment in St James's and my lawyer is advising me that she has to the mortgage company to reveal incentives from the developer. I am nearing the developer’s deadline to exchange and I have no desire to prolong matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We are purchasing a flat and require a conveyancing solicitor in St James's who is on the Coventry BS conveyancing panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in St James's.
Have purchased a a terraced house in St James's , What is the estimated time for the Land Registry to record my ownership? My St James's conveyancing solicitor works at snail pace, so I want to check that my name is recorded.
As far as conveyancing in St James's is concerned, registration is no quicker or slower than anywhere else in England and Wales. 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 must send notices to any third persons or bodies. Currently approximately 80% of such applications are completed within 12 days but occasionally there can be longer delays. Registration takes place once the new owner has moved in to the premises so post completion formalities is not usually primary concern but if it is urgent that the the registration takes place urgently then you or your conveyancer can speak with the land registry and explain the circumstances.
How does conveyancing in St James's differ for new build properties?
Most buyers of new build or newly converted property in St James's approach us having been asked by the developer to sign contracts and commit to the purchase even before the residence is built. This is because new home sellers in St James's typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in St James's or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. St James's is where the house is located. Can you shed any light on this issue?
Flying freeholds in St James's are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St James's you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St James's may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am thinking of appointing a conveyancing practitioner in St James's for my house move. Is it possible to check a firm’s record with the profession’s regulator?
You can search for published Solicitor Regulator Association (SRA) decisions stemming from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The SRA may recorded call for training purposes.