We are due to move house in September. Should my conveyancing solicitor update the removal company on the completion day. As an aside, can you put forward a removal company in St Luke's. Conveyancing lawyer was organised before I stumbled across this website.
On the afternoon of completion you will need to collect the keys from your selling agent but this should only be done once the vendors lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be released. You can tell the removal men that they can start moving you in. As a matter of policy we do not suggest a particular removal company but can help you find a residential property solicitor in St Luke's or a legal practice with expertise in conveyancing in St Luke's.
How can we know in advance if a St Luke's conveyancing solicitor on the TSB panel is any good?
When it comes to conveyancing in St Luke's getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer conducting your conveyancing.
I have paid off my mortgage with Bank of Ireland. I assume I don't need a St Luke's conveyancer on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
I used Stirling Law several years ago for my conveyancing in St Luke's. I now require my papers however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in St Luke's of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in St Luke's differ for newly converted properties?
Most buyers of new build property in St Luke's come to us having been asked by the builder to sign contracts and commit to the purchase even before the house is ready to move into. This is because house builders in St Luke's typically purchase the site, 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 conveyancers 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 have offered on last month in what was supposed to be a straight forward, 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 where you use a solicitor outside St Luke's you must be sure that your lawyer goes 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 Luke's may ascertain 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.
How do I search for a St Luke's solicitor on the Santander conveyancing panel? I have wheels and am prepared to travel upto 25miles to meet the conveyancer.
Feel free to make use of the search on this website. Please select a bank and your location and you will see a number of St Luke's conveyancing lawyers based on proximity. We have detailed some St Luke's conveyancing firms at the bottom of this page and you can call them to see whether they are on the Santander member panel
I need to find a conveyancing solicitor for some conveyancing in St Luke's. I have discover a site which seems to have the ideal solution If it is possible to get all this stuff done via phone that would be preferable. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?