Is the fact that my conveyancer in St Albans is not on my bank's conveyancing panel that there is a problem with the quality of the firm’s work?
That would most likely be a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the St Albans conveyancing firm and enquire why they are no longer on the approved list for your bank.
I have given 8 weeks notice to my current landlord and have to vacate my rented property in St Albans by the end of next month. Conveyancing for my house purchase is progressing. Can I complete in 4 weeks as I wish to avoid having to find short term accommodation?
Generally one should not provide notice for your letting unless exchange of contracts has taken place. Assuming that you have not previously done so, contact to your solicitor and request that they cajole the owners lawyers, try to a target completion date that everyone will look towards
Will commercial conveyancing searches reveal proposed roadworks that may impact a commercial estate in St Albans?
Its becoming the norm that commercial conveyancing solicitors in St Albans will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in St Albans. The search result provides definitive data 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. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to St Albans commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in St Albans.
4 months have gone by since my purchase conveyancing in St Albans completed. I have checked the Land Registry site which shows that I paid £200,000 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 asset 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've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. St Albans is the location of the property. Is there any advice you can impart?
Flying freeholds in St Albans are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside St Albans you would need to get your solicitor to go 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 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.
We're FTB’s - agreed a price, but the property agent told us that the owners will only issue a contract if we instruct the agent's recommended conveyancers as they need a ‘quick sale’. We would rather use a high street solicitor accustomed to conveyancing in St Albans
We suspect that the seller is not behind this ultimatum. Should the owner desire ‘a quick sale', turning down a serious buyer is going to damage their objectives. Avoid the agents and go straight to the sellers and make sure they comprehend that (a)you are serious purchasers (b)you are ready to go, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you intend to appoint your own,trusted St Albans conveyancing firm - not the ones that will earn the estate agent a introducer fee or achieve conveyancing targets pre-set by head office.