We are purchasing a house and need a conveyancing solicitor in St John's Wood who is on the Nottingham conveyancing panel. Can you recommend a local 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 Nottingham . We don't recommend any particular firms conducting conveyancing in St John's Wood.
I am purchasing a victorian detached house in St John's Wood. The intention is to convert the garage to a playroom at the property.Will the conveyancing process include checks to determine if these works were previously refused?
Your property lawyer should check the deeds as conveyancing in St John's Wood will occasionally reveal restrictions in the title documents which restrict certain works or need the consent of a 3rd party. Many additions call for local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a St John's Wood property lawyer on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Aldermore are being difficult. The St John's Wood solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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.
How does conveyancing in St John's Wood differ for newly converted properties?
Most buyers of new build property in St John's Wood approach us having been asked by the builder to sign contracts and commit to the purchase even before the property is finished. This is because house builders in St John's Wood tend to acquire 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 conveyancers 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 used to new build conveyancing in St John's Wood or who has acted in the same development.
What is different about your site and alternative web based conveyancing brokers for conveyancing in St John's Wood?
At this site receive a fixed fee quote from a Solicitor or Licensed Conveyancer that appreciates the issues of your conveyancing in St John's Wood. As opposed to estate agents and many comparison sites we do not have commission arrangements with solicitors. A large number of agents and online brokers 'recommend' the firm paying the most per referral, not the best value conveyancing in St John's Wood
I need to find a conveyancing solicitor for sale conveyancing in St John's Wood. I've discover a site which appears to be the perfect offering If it is possible to get all formalities completed via phone that would be preferable. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
My husband and I are purchasing a garden flat in St John's Wood. At the time of instructing our conveyancing practitioner, we were told they were on all major UK bank panels. Our mortgage broker called yesterday to advise that they don't seem to be on the Principality approved list. Should that be true, what should we do? Do we simply choose a new conveyancer that is on their approved list or do we cover the costs for dual representation, with Principality selecting their own approved solicitor.
If you are buying a property with the assistance of a mortgage it is usual for the buyer’s solicitors to also act for the mortgage company. In order to act for a bank or building society a property lawyer has to be on that lender's list of approved lawyers. An application has to be made by the conveyancing practitioner to the lender to become a member of the lender's panel and there are increasingly strict conditions which the conveyancing practitioner has to fulfill. Some lenders now insist their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your lawyer should call Principality to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on Principality's conveyancing panel and you may continue to use your own St John's Wood solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another solicitor into the mix.