We opted for a high street solicitor for our conveyancing in St Luke's recently. Looking through the Terms I notewe are liable for charges even if the sale doesn't happen. Should I go with them or instruct an on-line conveyancing company offering no completion no charge conveyancing in St Luke's?
It is usually a trade off in that if "No Sale No Fee" is advertised then the conveyancing charges will tend to be be more expensive to neutralise the conveyances that do not proceed. You should be mindful that these arrangements rarely cover expenditure such as St Luke's conveyancing search costs.
I have 71 years unexpired on my lease and need a lease extension for my flat in St Luke's. Conveyancing solicitors on the Virgin panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 22/4/2025 the requirements read as follows :
I am the single recipient of my late mum's will and I have everything in my name now, including the my former home in St Luke's. Conveyancing formalities meant that the Land Registry date was in March. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship may be treated the same way as if I'd bought the property in March. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How sensible a view mortgage companies take of it, depend on the bank as this obligation is chiefly there to capture subsales or the quick reselling of property.
We are getting the release of further funds on our home loan from Skipton as we want to conduct a loft conversion to our home in St Luke's. Are we obliged to choose a local St Luke's solicitor on the Skipton conveyancing panel to deal with the paperwork?
Skipton would not normally instruct firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton conveyancing panel.
Completion of my remortgage has taken place for my property in St Luke's. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
We are downsizing from our home in St Luke's and according to the buyers it appears that there is a risk of it being built on contaminated land. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used a web based conveyancing practice as opposed to a conveyancing solicitor in St Luke's. We have lived in St Luke's for many years we know of no issue. Do we contact our local Authority to obtain confirmation need.
It would appear that you have a conveyancing firm already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I have todaybeen informed that Arc property Solicitors have closed. They conducted my conveyancing in St Luke's for a purchase of a leasehold flat 12 months ago. How can I check that the property is in my name in the name of the former proprietor?
The quickest method to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of St Luke's conveyancing specialists.
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