I am expecting a offer of a home loan from Nat West. I hope to instruct a Licensed Conveyancer in St James's. Does the Nat West Solicitor panel allow for conveyancers regulated by the CLC?
The Nat West approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I have given 2 months notice to my existing landlord and have to vacate my rented property in St James's by 15/9/2025. Conveyancing for my house purchase is progressing. Can I complete in 4 weeks as don't want to have to move into short term accommodation?
It is unwise to give notice on a rental until exchange of contracts has taken place. If you have not already done so, contact to your solicitor and request that they apply pressure on the other side, try to an acceptable time-line that everyone will work towards
I have been told by my lawyer that lack of planning permission insurance is required on my purchase. What is the typical level of cover needed for conveyancing in St James's?
The appropriate level of lack of planning permission indemnity insurance should be dictated by who who your lender is. It would differ for example between National Westminster Bank and Chelsea Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
Is it correct that all St James's CQS (Conveyancing Quality Scheme) solicitors are on the Clydesdale conveyancing list of approved solicitors?
A selection of banks and building societies now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
I am due to exchange contracts on my flat. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Lloyds are being pedantic. The St James's solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I used Wolstenholmes several years ago for my conveyancing in St James's. I now require my papers however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in St James's of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I opted to have a survey carried out on a property in St James's before instructing solicitors. I have been informed that there is a flying freehold element to the property. Our surveyor has said that some banks will not grant a loan on such a property.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. If you call us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in St James's. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in St James's to see if the conveyancing will be more expensive.
How do I use the search app to get a costs illustration from a conveyancing lawyer in St James's on the authorised to act for my bank?
First pick a lender such as Halifax, Coventry Building Society or TSB then specify your location a common one being St James's. Conveyancing organisations in St James's and nationally will then be listed.