We were about to choose a conveyancing solicitor in St James endorsed using your comparison tool but have come across alternative fee calculations via the web look cheaper – why is this?
There are many firms of websites advertising alleged cheap conveyancing, yet more often than not extrafees result in the final bill markedly uplifted. According to the Legal Ombudsman charges contained in terms of engagement should be honest and reasonable and be applied The conveyancers that we list for conveyancing in St James specify all legal fees for the property you plan tobuy.
Would the conveyancing solicitors identified via your search tool conduct auction conveyancing in St James?
There are a number of niche lawyers we can put you in touch with those specialising in auction conveyancing. St James is just one of our locations where our lawyers have a presence.
We are close to exchanging contracts on the sale of our home in St James and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the buyers are using a factory type conveyancing practice rather than a conveyancing solicitor in St James. Having lived in St James for six years we know of no issue. Is it a good idea to get in touch with our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
It has been three months since my purchase conveyancing in St James concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. 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 premises 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.
My husband and I are FTB’s - had an offer accepted, but the agent advised that the owners will only go ahead if we appoint their recommended solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a high street solicitor who is accustomed to conveyancing in St James
It is unlikely the vendors are behind this. If they desire ‘a quick sale', turning down a motivated buyer is likely to cause more damage than good. Speak to the vendors direct and make the point that (a)you are motivated buyers (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you are going to appoint your own,trusted St James conveyancing firm - not the ones that will give their negotiator at the agency a commission or hit his conveyancing figures pre-set by senior management.
My lawyers in St James have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with the bank. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a prescribed period?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the bank directly.