We chose a local lawyer for my conveyancing in St Pancras recently. Reviewing the terms of engagement I seeI am responsible for fees even where the transaction does not complete. Should I go with them or choose an internet solicitor practice promising no-sale-no-fee conveyancing in St Pancras?
Generally there is a compromise along the lines that if "No Sale No Fee" is offered then the conveyancing charges will tend to be be higher to cover those transactions that abort. Dont forget that such deals rarely protect you from expenditure for example St Pancras conveyancing search charges.
Would the conveyancing lawyers listed on your site handle attended exchange conveyancing in St Pancras?
We do have a number of conveyancing specialists who can conduct one day exchanges. Do e-mail us to secure a conveyancing quote and details as to availability.
It is 10 years ago since I bought my home in St Pancras. Conveyancing solicitors have now been appointed on the sale but I can't track down the title documents. Is this a major issue?
You need not be too concerned. First the deeds may be retained by the lender or they may be in the possession of the solicitor who handled the purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Nearly all conveyancing in St Pancras relates to registered property but in the unlikely event that your home is not registered it is more tricky but is not insurmountable.
I'm the sole beneficiary of my late father’s estate with all property in now in my sole name, including the my former home in St Pancras. Conveyancing formalities meant that the Land Registry date was in July. I want to move. I do know about the CML 6 month 'rule', meaning my proprietorship could be considered the same way as if I'd bought the property in July. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. How practical a view lenders take of it, depend on the lender as this clause is principally there to capture subsales or the wholesaling and assigning of properties.
When it comes to mortgage companies such as Virgin Money, do St Pancras solicitors incur an annual charge to be on the conveyancing panel?
We are not aware of any lender fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
My wife and I are in the throws of looking at flats in St Pancras and I am now considering a potential offer. Is it too early to have a solicitor in place? I am planning to take a mortgage with Principality.
It would be wise to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are taking out a mortgage with Principality, make sure you remember to check that your lawyer is on the Principality conveyancing panel.
I am downsizing from our property in St Pancras and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the buyers instructed a national conveyancing practice as opposed to a conveyancing solicitor in St Pancras. Having lived in St Pancras for three years we know of no issue. Do we contact our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer already. What do they say? 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 ailment)
I am looking for a conveyancing lawyer in St Pancras for my remortgage. Can I review a firm’s complaints history with the legal regulator?
Members of the public may search for published Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA may recorded call for training purposes.