We went with a St Neots based solicitor for our conveyancing in St Neots today. Reviewing the Ts and Cs it is apparent thatI am on the hook for charges even where the transaction does not complete. Should I go with them or appoint a web based conveyancing company promoting no move no charge conveyancing in St Neots?
Generally there is a concession along the lines that if "No Completion No Fee" is advertised then the fee levels will tend to be be more expensive to counteract the cases that do not proceed. Do bear in mind that these arrangements rarely cover disbursements such as St Neots conveyancing search costs.
Our lawyer has discovered a a problem with the lease for the apartment we are buying in St Neots. The seller’s lawyers have offered defective title insurance as a solution. We are content with insurance and will cover the costs. Our solicitor has advised that he must check that the bank is happy with this solution. Who is the client here, us or the lender?
Even though you have a mortgage offer from the lender does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the mortgage company are the client. The appropriate lender conditions must be adhered to.
Are all St Neots Conveyancing Quality Solicitors on the Kent Reliance conveyancing panel?
Some major banks and building societies now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
My wife and I have organised a further advance on our home loan from Nottingham as we wish to conduct renovations to our property in St Neots. Do we need to choose a high street St Neots solicitor on the Nottingham conveyancing panel to handle the paperwork?
Nottingham do not ordinarily appoint firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham conveyancing panel.
I am selling my apartment. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Co-operative are being problematic. The St Neots solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
I understand that there are debates on Chancel Insurance on online forums. Do I require this when acquiring a property in St Neots? or Apparently there is a law dating back centuries that could mean that house owners residing in a parish church boundary may be liable to contribute towards repairs towards the chancel in proximity to the church. Is this relevant for conveyancing in St Neots?
Unless a previous purchase of the premises took place post 12 October 2013 you can assume that solicitors delivering conveyancing in St Neots to continue to advocate a chancel search and or chancel repair liability insurance.
Have purchased a a detached house in St Neots , What is the estimated time for the Land Registry to register my ownership? My St Neots conveyancing solicitor works at snail pace, so I want to check that my purchase is registered.
There is nothing unique about conveyancing in St Neots registration formalities. Rather than based on location, timeframes can adjust subject to the party submitting the application, whether there are errors and if the Land registry communicate with any interested persons or bodies. At present approximately three quarters of such applications are completed within 12 days but some can be subject to protracted hold-ups. Historically registration occurs once the new owner is living at the premises thus an expedited registration is not usually primary concern yet if it is urgent that the the registration takes place urgently then you or your conveyancer could communicate with the Registry to express the reasoning for the application to be prioritised.
My husband and I are first time buyers - agreed a price, yet the property agent told us that the vendor will only move forward if we use their preferred solicitors as they want a ‘quick sale’. Our preferred option is to instruct a local solicitor who is familiar with conveyancing in St Neots
It is improbable the vendors are behind this. If they require ‘a quick sale', taking such a hostile approach to a genuine purchaser is not the way to achieve this. Speak to the vendors direct and make sure they understand (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you are going to use your own,trusted St Neots conveyancing lawyers - not the ones that will provide their estate agent a kickback or hit his conveyancing thresholds set by senior management.