My mortgage company has suggested a law firm on their panel based in St Austell but I would rather use a conveyancing lawyer in St Austell or nearer to where I live. Are you able to assist?
Far from all St Austell conveyancing practitioners are approved and listed on all lender’s conveyancing panel. Do make the most of our search tool to find a St Austell conveyancing conveyancer on the on the lender panel.
My bid for a property was accepted at auction in St Austell. Conveyancing is needed. What happens now?
Given that you have now legally bound yourself to purchase you will need to hire the services of a conveyancing lawyer as a matter of urgency as you are facing a tight a drop dead date to complete the conveyancing. Every auction property will ordinarily have a corresponding auction set of papers. This should include most,if not all of the paperwork that your lawyer requires. If you have purchased leasehold property the auction pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You need to pass this on to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that your finances are in order to complete the transaction on the set completion date.
is it true that all St Austell solicitor firms on the Principality conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Principality conveyancing panel they would need to be governed by the SRA. The majority of banks do list licenced conveyancers on their panel and in such a situation the firms would be governed by the CLC.
I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a St Austell lawyer on the Aldermore panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
I am downsizing from our house in St Austell and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street St Austell conveyancer would know this is not the case. For the life of me I don't know why the purchasers used a factory type conveyancing practice as opposed to a conveyancing solicitor in St Austell. Having lived in St Austell for 5 years we know that this is a non issue. Do we get in touch with our local Authority to get clarification need.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You should enquire of 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 life insurance to cover that same sickness)
It has been 4 months since my purchase conveyancing in St Austell took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. 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 property 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.
I'm buying my first flat in St Austell with the aid of help to buy. The sellers refused to move on the amount so I negotiated 6k of extras instead. The estate agent told me not reveal to my conveyancer about the side-deal as it would adversely affect my loan with Virgin Money. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Is it best to instruct a St Austell conveyancing practitioner based in the vicinity that I am purchasing? An old friend can carry out the legal formalities but her office is over three hundred kilometers away.
The primary upside of using a local St Austell conveyancing firm is that you can pop in to execute documents, hand in your identification documents and pester them where appropriate. Having local St Austell know how is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and the majority were content that should trump using an unfamiliar St Austell conveyancing solicitor solely due to them being round the corner.