How up to date is your search tool for St Luke's conveyancing solicitors on the UBS conveyancing panel? Do UBS send you an updated list?
St Luke's conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.
When it comes to mortgage companies such as Leeds Building Society, do St Luke's conveyancers have to pay a fee to be on the list of approved solicitors?
We are not aware of any bank fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
Can I be sure that the St Luke's conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in St Luke's obtaining 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 advertising the lowest fees. We would always advise that you speak with the lawyer carrying out your conveyancing.
We were going to get a AIP from Aldermore this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Aldermore recommend any St Luke's solicitors on the Aldermore conveyancing panel, or is it better to find our own lawyer?
You will need to appoint St Luke's solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
I have been told that property searches are the number one cause of hinderance in St Luke's house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not feature within the common causes of delays during the legal transfer of property. Local searches are unlikely to be the root cause of slowing down conveyancing in St Luke's.
three months have gone by since my purchase conveyancing in St Luke's completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
In what way can the Landlord & Tenant Act 1954 affect my business property in St Luke's and how can your lawyers assist?
The particular law that you refer to gives protection to commercial leaseholders, granting the dueness to apply to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. St Luke's is one of our hundreds of areas of the UK in which our lawyers are based
My husband and I are a couple of weeks into a freehold purchase having been directed to conveyancers by the local agent to handle our conveyancing in St Luke's. We are not happy. Could you you assist me in finding new lawyers?
A solicitor would have to be really bad in order to consider replacing them. Has the loan offer been sent? If so you will need to advise them of the new solicitor and have the mortgage documents are re-sent. The solicitor ideally should be on the lenders approved list to avoid supplemental costs and delays. So that should be your first question of the new lawyers. The search tool can help you find a bank approved conveyancer for your home move in St Luke's