We see that you have a search directory identifying solicitors on the Kent Reliance conveyancing panel. Do firms pay you a referral fee if I appoint them for our conveyancing in St Asaph?
We are a listing service only for law firms wishing to communicate if they are on the Kent Reliance conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in St Asaph.
is it true that all St Asaph solicitor practices on the UBS conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the UBS approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many lenders do list licenced conveyancers on their panel and in that case the organisation would be overseen by the Council of Licensed Conveyancers.
We previously selected conveyancers locally in St Asaph on the Santander solicitor panel. They have just billed me a separate amount for handling the Santander mortgage. Is this a supplemental conveyancing fee set by Santander?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your conveyancing practitioner is entitled to levy a fee for this. The fee is not set by Santander but by your St Asaph solicitor. Some firms on the Santander panel will quote an ‘acting for lender’ fee and others do not.
We are getting a further advance on our mortgage from Leeds Building Society as we intend to conduct alterations to our home in St Asaph. Do we need to select a nearby St Asaph solicitor on the Leeds Building Society conveyancing panel to deal with the legals?
Leeds Building Society don't usually instruct firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society list.
I have been told that property searches are the primary cause of hinderance in St Asaph conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays in the conveyancing process. Local searches are unlikely to be the root cause of holding up conveyancing in St Asaph.
The deeds to our house can not be found. The conveyancers who conducted the conveyancing in St Asaph 4 years ago have long since closed. What are my next steps?
These day there are duplicates made of almost everything, and your solicitor will know precisely where to locate all the relevant paperwork so you may buy or dispose of your house without any difficulty. Where copies are not available, your conveyancer may be able to put in place insurance or indemnities protecting you against future claims on your premises.
How does conveyancing in St Asaph differ for new build properties?
Most buyers of new build premises in St Asaph approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is completed. This is because builders in St Asaph usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in St Asaph or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. St Asaph is the location of the property. Is there any advice you can give?
Flying freeholds in St Asaph are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside St Asaph you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Asaph may determine 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 residence.