My fiance’s brother is a conveyancing practitioner. I anticipate that I will be offered preferential rates for conveyancing, However if that does not come through, what kind of costs should I be paying for conveyancing in St Giles?
It’s advisable to look for two or three conveyancing quotes. Do use our search tool on this page. You will notice that estimates may contrast greatly but service levels do are distinct between conveyancers as is true with the vast majority of professional services.
At what point will exchange of contracts occur in residential conveyancing in St Giles and am I required to attend the lawyers office?
If you are near to our conveyancing solicitors in St Giles you are invited in to sign documents. However, the law practices we work with offer a countrywide conveyancing service and give just as diligent and professional a job for you when dealing with you by post or email. The signing of the contract is not the point of no return. A signed contract is necessary for the firm to exchange contracts when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in St Giles)to be in the office available at the end of the phone to exchange contracts.
My lender has recommended a law firm on their panel based in St Giles but I would rather instruct a conveyancing lawyer in St Giles or nearer to where I live. Are you able to help?
The minority of St Giles conveyancing practitioners are on all lender’s conveyancing panel. Please make use of our find an approved solicitor tool to choose a St Giles conveyancing firm on the on the bank panel.
What is your number one tip for finding a conveyancing solicitor in St Giles
It would be unwise to be seduced by the lowest St Giles conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
We are due to move property in October. Will my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you suggest a removal company in St Giles. Conveyancing solicitor was found before I stumbled across your page.
On the day of completion you can pick up the keys from your selling agent however this should only be done after the sellers lawyers advise the agent that they have the completion monies and the keys can be given over. After that you can inform the removal men that you are ready to move in. We are not in a position to suggest a specific removal company but can assist you in locating a conveyancing in St Giles or a legal practice that specialises in conveyancing in St Giles.
I am due to exchange contracts on my flat. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being a right pain. The St Giles solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Over the last few months I have been searching for a ground for flat up to £235,500 and found one round the corner in St Giles I like with open areas and station in the vicinity, however it's only got 61 years unexpired on the lease. I can't really find anything else in St Giles in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
If you require a mortgage that many years will likely be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.
Our lawyer in St Giles has uncovered a a problem with the lease for the property we are buying in St Giles. The other side have suggested defective title insurance as a solution. We are content with insurance and will pay for it. Our solicitor says that as he is on the lender conveyancing panel he must be satisfied that the lender is happy with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. A precondition to being on the lender approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.