I am due to exchange buying a property in St Albans but as a consequence of damage from some water damage at the property I have managed to agree recompense from the owner of £3k in the form of a deduction in the price. This was going to be addressed as part of a side agreement but Lloyds are not allowing this. Should they have been involved?
Any lawyer that is on the Lloyds approved list is duty bound to inform Lloyds of any changes to the purchase price. If you were to refuse your property lawyer to notify the reduction to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new lawyer for your conveyancing in St Albans.
Just acquired a detached house in St Albans , how long will it take for the Land Registry to deal with the formalities evidencing my ownership? My St Albans conveyancing solicitor has been very slow, so I want to be certain that my name is registered.
There is nothing unique about conveyancing in St Albans registration formalities. As opposed to being determined by geographic area, timescales can vary according to the party submitting the application, whether it is in order and whether the Land registry have to notify any other persons or bodies. Currently approximately 80% of such applications are fully addressed in less than three weeks but occasionally there can be protracted delays. Registration occurs once the purchaser is living at the property therefore 'speed' is not usually an essential issue but if there is a degree of urgency associated with the registration then you or your lawyers could contact the land registry and explain the circumstances.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. St Albans is where the house is located. What do you suggest?
Flying freeholds in St Albans 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 Albans you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Albans may decide 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.
I'm converting the mortgage on my existing property to a BTL loan with Barclays and intend to use the remaining equity as a deposit on further house. The area we are looking at is St Albans. Will your lawyers be able to act for both sets of mortgage companies and tie in the two deals?
Do use our search tool on this site to ensure that the solicitors are approved by both mortgage companies. Assuming that they are the lawyer will be able to connect the two transactions but you should talk with you conveyancer and make apparent your expectations and requirements.
We are 14 days into a freehold purchase having been directed to solicitors by the selling agent to carry out the conveyancing in St Albans. I am not happy. Could you you assist me in finding new conveyancers?
A conveyancer would have to be really bad in order to consider diss instructing them. Has the loan offer been sent? If so you need to make them aware of the new contact details and have the offer are re-sent. Your new conveyancer should be on the mortgage company panel to avoid escalating costs and delays. So that should be your starting point. The search tool should help you find a bank approved solicitor for your conveyancing in St Albans
There are plenty of houses in St Albans on unadopted roads. We are buying one such property. What would be the advantages and disadvantages of buying a property on a private road?
St Albans conveyancing firms will be used to transacting propertieson private. The conveyancing practitioner will review the title to identify any rights or liabilities. In many cases there is a management company (wholly owned by residents) that owners pay into for the upkeep of the road. If one exists, the road should be maintained and look nicer than publicly maintained.