It has taken forever and a day but a loan agreement from NatWest for the refinancing of my 3 room maisonette is due imminently. Could you put forward a low cost conveyancing solicitor in St Neots?
This site is not designed to aid those in their quest for the lowest fares for conveyancing solicitors in St Neots. Our aim is to provide excellent value conveyancing but we do not aim to work with the cheapest lawyers. Avoid the trap of appointing brokers offering the bait of ninety nine pound conveyancing in St Neots. Optimistically, in being led by low cost conveyancing, you will get your money’s worth and at worst you will end up invoiced for extras and still not end up with the service you were looking for.
I am need of leasehold conveyancing for an apartment in a relatively new development (6 years built) in St Neots. 95% of the properties are already occupied. Do I need carry out the neighbourhood searches as part of conveyancing in St Neots?
A big part of the St Neots conveyancing process is the conveyancing searches. There are a large number of search providers delivering St Neots conveyancing searches, as well direct from the local authority. These are generally termed personal search companies due to them carrying out, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authority.
In what way does my ID and proof of funds have anything to do with my conveyancing in St Neots? Is this really necessary?
St Neots conveyancing solicitors and indeed property practitioners accross the UK have an obligation under Anti-terror and anti-money-laundering rules to verify the ID of any client with a view to satisfy themselves that clients are who they say they are.
Conveyancing clients will need to provide two forms of certified identification; proof of identity (usually a Passport or Driving Licence) and proof of address (usually a Utility Bill no older than three months).
Evidence of source of monies is also required under the money laundering laws as solicitors have a duty to ensure that the money you are using to buy a property (whether it be the deposit for exchange or the total purchase monies where you are a cash purchaser) has come from legitimate source (such as employment savings) and is not the proceeds of illegitimate activity.
What happens if my solicitor is removed from the Virgin Money Conveyancing panel ahead of completing my conveyancing in St Neots?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. St Neots is the location of the property. Can you shed any light on this issue?
Flying freeholds in St Neots are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St Neots you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Neots may ascertain 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 premises.
I have been recommended by a number of property agents in St Neots to choose a solicitor on your site. Is there a financial advantage for Estate Agents to market your site over alternative conveyancing organisations?
We refuse to give any financial incentive for sending work to this site. We found it would be just too difficult a fee because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.