The St Albans conveyancing firm handling our St Albans conveyancing has discovered an inconsistency when comparing the surveyor’s assumptions in the valuation survey and what is in the legal papers for the property. My solicitor informs me that he needs to check that the lender is OK with this discrepancy and is content to go ahead. Is my lawyer’s approach right?
Your solicitor must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
We are buying a property and need a conveyancing solicitor in St Albans who is on the Bank of Ireland solicitor panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in St Albans.
I am purchasing a garden flat in St Albans. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in St Albans you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in St Albans.
My wife and I buying a 4 bedroom semi-detached house in St Albans. The intention is to carry out an extension to the side at the property.Will the conveyancing process include enquiries to see if these works are prohibited?
Your property lawyer should check the registered title as conveyancing in St Albans will occasionally reveal restrictions in the title documents which prohibit categories of works or need the permission of a 3rd party. Some works require local authority planning permissions and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these things with a surveyor ahead of any purchase.
Is it the case that all St Albans solicitors on the Leeds Building Society conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be governed by the SRA. Some lenders do permit licenced conveyancers on their panel and in such a situation the firms would be overseen by the CLC.
My wife and I have arranged the release of further funds on our home loan from HSBC as we want to conduct improvements to our home in St Albans. Do we need to appoint a bricks and mortar St Albans solicitor on the HSBC conveyancing panel to deal with the paperwork?
HSBC would not normally require firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC conveyancing panel.
Do commercial conveyancing searches reveal impending roadworks that could affect a commercial estate in St Albans?
Many commercial conveyancing solicitors in St Albans will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in St Albans. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in St Albans.
For every commercial conveyancing transaction in St Albans it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to St Albans commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in St Albans.
I opted to have a survey completed on a house in St Albans before instructing conveyancers. I have been advised that there is a flying freehold aspect to the house. The surveyor advised that some lenders may refuse to issue a loan on this type of home.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. Should you wish to call us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in St Albans. Conveyancing may be slightly more expensive based on your lender's requirements.