Our bank has recommended solicitors on their panel based in St Luke's but I would rather use a conveyancing lawyer in St Luke's local to me. Can you assist?
Far from all St Luke's conveyancing practices are approved and listed on all banks conveyancing panel. Please make use of the above search tool to locate a St Luke's conveyancing solicitor on the on the mortgage company panel.
We are planning on selling our house in St Luke's and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the buyers are using a factory type conveyancing practice rather than a conveyancing solicitor in St Luke's. We have lived in St Luke's for 4 years we know of no issue. Do we get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. 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 health insurance to cover that same illness)
It has been three months following my purchase conveyancing in St Luke's completed. I have checked the Land Registry site 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 property 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.
How does conveyancing in St Luke's differ for new build properties?
Most buyers of new build residence in St Luke's come to us having been asked by the builder to exchange contracts and commit to the purchase even before the house is built. This is because builders in St Luke's tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in St Luke's or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a simple, no chain conveyancing. St Luke's is where the house is located. Can you shed any light on this issue?
Flying freeholds in St Luke's are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St Luke's you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Luke's may decide 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 premises.
A loan offer from a mortgage company for the remortgage of my 2 bedroom flat is expected within the next few days. Are you able to suggest an efficient remortgage conveyancing lawyer in St Luke's ?
You are on the wrong site if you are in need of the lowest fares for conveyancing solicitors in St Luke's. We can offer you value for money conveyancing but we do not advertise as being the cheapest. Resist the temptation to appoint companies offering £99 conveyancing in St Luke's.In your best case scenario, in going for cheap conveyancing, you will get what you pay for and at worst you will end up paying a lot in additional fee and still not get the service you were looking for.