We wanted to use a property lawyer in St Neots for our home move. Our broker informed us that our bank Barclays Direct won't deal with them. Why is this not regarded as unfair competition?
Banks on the whole imposes restrictions either the type or the number of conveyancing solicitors on their member panel. A common example of such restriction(s) being that a law practice must not be a sole practitioner. In addition to restricting the profile of firm, a few banks have reduced the number of firms they permit to represent them. Be aware that Barclays Direct have no responsibility for the quality of advice provided by any member of Barclays Direct Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels since 2008 even though there remains mixed opinions regarding the extent of solicitor involvement in some of that fraud. Data from the Land Registry reveal that thousands of law firms, including some in or near St Neots only carry out one or two conveyances a year.
We are due to move house in May. Does my conveyancing solicitor update the removal company on the day of completion. As an aside, can you put forward a removal company in St Neots. Conveyancing solicitor was found before I stumbled across your page.
On the day of completion you will need to pick up the house keys from the property agent however this should only be done after the vendors conveyancers advise the agent that they have the completion monies and the keys can be passed over. After that you should advise the removal men that they can start moving you in. We do not suggest a specific removal organisation but can assist you in locating a residential property solicitor in St Neots or a firm that specialises in conveyancing in St Neots.
I'm the single beneficiary of my late mum's estate and I have everything in my name alone, including the house in St Neots. Conveyancing formalities meant that the Land Registry date was in February. I plan to dispose of the house. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership could be regarded the same way as though I had purchased the house in February. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. How sensible a view lenders take of it, depend on the mortgage company as this requirement primarily exists to capture the purchase and immediately sell or the wholesaling and assigning of properties.
Is it correct that all St Neots CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing list of approved firms?
It is true that some lenders now make use of CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
I know that there are debates on Chancel Insurance on online forums. Am I compelled to have this when buying a residence in St Neots? or I am told that there is an ancient law that could mean that owners of property residing in a parish church boundary will be compelled to pay for maintenance to the chancel in proximity to the church. Is this suitable for conveyancing in St Neots?
Unless a previous acquisition of the house took place after 12 October 2013 you may expect conveyancing practitioners delivering conveyancing in St Neots to remain recommending a chancel search and or insurance against a claim.
How difficult is it to switch firm as I have to appoint a firm on the Skipton Building Society conveyancing list. I had appointed a family conveyancing solicitor in St Neots round the corner but she is not approved by Skipton Building Society
We will our best to assist in finding you a conveyancing solicitor in St Neots on the Skipton Building Society panel. Please note that the law firms that we list do not pay us a referral fee if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in St Neots. In utilising the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in St Neots.
My husband and I are 3 weeks into a leasehold purchase having been recommend to solicitors by the high street agent to handle our conveyancing in St Neots. I am am very disappointed with the quality of service. Can you help me find new conveyancers?
They would have to be very poor to suggest diss instructing them. Has the loan offer been sent? In the event that it has you need to advise them of the new contact details and have the loan are issued to the new lawyers. Your new solicitor ideally should be on the lenders approved list to avoid added costs and frustration. That should be your first question of the new conveyancers. The search tool will help you find a lender approved solicitor for your home move in St Neots
Can you provide any advice for leasehold conveyancing in St Neots with the intention of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in St Neots can be reduced where you instruct lawyers as soon as your agents start advertising the property and request that they start to put together the leasehold documentation needed by the purchasers’ representatives. If you hold a share in a the Management Company, you should ensure that you have the original share document. Organising a new share certificate is often a time consuming process and frustrates many a St Neots home move. Where a new share is necessary, do contact the company director and secretary or managing agents (if applicable) for this at the earliest opportunity. In the event that you altered the property did you need the Landlord’s permission? Have you, for example installed wooden flooring? St Neots leases often stipulate that internal structural changes or installing wooden flooring calls for a licence issued by the Landlord approving such changes. If you fail to have the approvals in place do not contact the landlord without checking with your solicitor in advance. You may think that you are aware of the number of years remaining on your lease but it would be wise to verify this via your lawyers. A buyer’s conveyancer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the remaining number of years is less than 80 years. In the circumstances it is important at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale.
St Neots Leasehold Conveyancing - A selection of Questions you should consider before Purchasing
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Its a good idea to discover as much as you can about the managing agents as they will affect your use and enjoyment of the property. As the proprietor of a leasehold property you are often at the mercy of the managing agents from a financial perspective and when it comes to every day issues such as the tidiness of the communal areas. Enquire of other people whether they are happy with their management. Finally, find out the dates that the service fees are due to the appropriate party and specifically what you get for your money. Is anyone aware of any major works anticipated that will likely add a premium to the maintenance fees? This information is helpful as a) areas may result in problems in the building as the communal areas may start to deteriorate if services remain unpaid b) if the leasehold owners have a dispute with the running of the building you will wish to have complete disclosure