Can the conveyancing practitioners that you recommend perform right to buy conveyancing in St Johns?
We work with a number of conveyancing practitioners carrying out right to buy conveyancing Please e-mail us in order to obtain a conveyancing quote.
Are the BSA intent on creating a online directory to to identify solicitors on the Norwich and Peterborough Building Society conveyancing panel for instance in St Johns?
We are not aware of any intention on the part of the BSA to promote such a register.
This question may be naive but I am new to the process as FTB of a ground floor flat in St Johns. Do I collect the keys to the premises on completion from my solicitor? If this is the case, I will find a local conveyancing solicitor in St Johns?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you should be called to receive the keys from the property Agents and move into your new home. This tends to happen early afternoon.
We had selected conveyancing lawyers with offices in St Johns on the Santander solicitor approved list. They are now charging me a further fee for handling the Santander mortgage. Is this a supplemental conveyancing fee set by Santander?
Provided it is contained in their Terms and Conditions or Quote then yes your property lawyer can levy a fee for this. This charge is not set by Santander but by your St Johns lawyer. Numerous firms on the Santander panel will quote ’dealing with mortgage’ fee but some practices incorporate it on their overall fee.
I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my St Johns bank branch on various occasions and was told it does not impact the mortgage offer and they would lend. My St Johns conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the solicitor is on the lender panel, she or he must follow the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Despite weeks of looking the Title Certificate and documents to our property are lost. The conveyancers who did the conveyancing in St Johns 5 years ago no longer exist. What are my options?
Assuming the title is registered the details of your ownership will be recorded by the Land Registry with a Title Number. It is possible to carry out a search at the Land Registry, identify your property and order current copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will also normally hold a certified duplicate of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. St Johns is where the house is located. What do you suggest?
Flying freeholds in St Johns are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St Johns 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 Johns 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.
Am I best advised to choose a St Johns conveyancing lawyer based in the vicinity that I am hoping to buy? I have an old university friend who can perform the conveyancing however her office is 300miles drive away.
The benefit of a high street St Johns conveyancing firm is that you can pop in to execute documents, present your ID and pester them if necessary. Having local St Johns know how is a plus. However it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and in the main were content that should surpass using an unknown St Johns conveyancing solicitor just because they are round the corner.