I have just been advised by my IFA that my St Agnes property lawyer is not on the lender Conveyancing panel. What can I do to be certain if this is indeed the case?
The first thing you need to do is to call your St Agnes lawyer directly. You lawyer should advise you what has happened. If they are not on the panel they may be able to suggest a St Agnes conveyancing firm that is on the approved list of lawyers for your lender.
Are you able to suggest a Chelsea Building Society allowed St Agnes conveyancing firm that can complete within under 3 weeks? Am I best advised to unstruct a local St Agnes conveyancer or a factory type conveyancer?
We can recommend some very good St Agnes conveyancing firms. You can also walk up the main road in St Agnes. Go in to two or three firms and request to see a conveyancing solicitor for a quote. Explain your expectations together with your reasons and get an assurance on speed. Appoint the lawyer that appears most efficient.
I am aiming to move property in December. Does my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you recommend a removal company in St Agnes. Conveyancing firm was organised prior to coming across your page.
On the day of completion you can pick up the house keys from your property agent but this should only happen when the sellers lawyers confirm to the agent that the monies to complete are in and the keys can be collected. Subsequently you should inform the removal men that you are ready to move in. We do not suggest a specific removal organisation but can help you find a residential property solicitor in St Agnes or a solicitor that specialises in conveyancing in St Agnes.
We had appointed conveyancers with offices in St Agnes on the Leeds Building Society solicitor panel. They have just invoiced me an additional amount for handling the Leeds Building Society mortgage. Is this an additional conveyancing fee set by Leeds Building Society?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancer is entitled to charge a fee for this. This fee is not set by Leeds Building Society but by your St Agnes conveyancing practitioner. Plenty of firms on the Leeds Building Society panel will levy an ‘acting for lender’ fee but plenty of firms include it on their overall fee.
I am expecting a DIP from Leeds Building Society this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any St Agnes solicitors on the Leeds Building Society conveyancing panel, or is it better to find our own lawyer?
You will need to appoint St Agnes solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
How does conveyancing in St Agnes differ for newly converted properties?
Most buyers of new build residence in St Agnes approach us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is finished. This is because builders in St Agnes usually 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 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 Agnes or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a property in St Agnes before retaining conveyancers. I have been informed that there is a flying freehold element to the house. Our surveyor advised that some lenders may not issue a loan on a flying freehold property.
It varies from the lender to lender. HSBC has different instructions for example to Halifax. If you contact us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in St Agnes. Conveyancing may be slightly more expensive based on your lender's requirements.