Our lawyer has discovered a a legal deficiency with the lease for the property we are purchasing in St Albans. The seller’s lawyers have put forward defective title insurance as a solution. We are content with insurance and will pay for it. Our conveyancer has advised that he must check that the lender is willing to move forward with this solution. Who is the client here, us or the lender?
Regardless of the fact that you have a mortgage offer from the lender does not mean to say that the property will meet their specifications 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 bank are the client. These conveyancing instructions must be adhered to.
Having sold my house in St Albans last March yet the purchaser is Skype messaging daily complaining that their solicitor is waiting to hear from myconveyancer. What are the post completion sale legalities now that I have sold?
Following your sale your conveyancer is obliged to deliver the transfer documentation and all additional paperwork to the buyer’s solicitors. Where appropriate, your conveyancer should also send confirmation that the home loan has been paid off to the buyers conveyancers. There is unlikely to be post completion requirements peculiar conveyancing in St Albans.
How does conveyancing in St Albans differ for new build properties?
Most buyers of new build premises in St Albans come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is built. This is because developers in St Albans usually purchase the real estate, 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 accustomed to new build conveyancing in St Albans or who has acted in the same development.
Am I right to be suspicious by brokers that I am dealing with are suggesting a national conveyancing firm rather than a High Street St Albans conveyancing firm?
As is the case with many professional services, often input from connections can be most helpful. But there are numerous players in a conveyancing matter; estate agents, financial adviser and lenders might all put forward lawyers to appoint. Sometimes the solicitors might be known to one of the organisations as being good in their field, but sometimes there is an underlying commercial relationship behind the recommendation. You are free to appoint your preferred lawyer. Don't forget that most banks have an approved list of law firms you must use for the lender related work in your conveyancing.
My husband and I are 18 days into a freehold purchase having been recommend to solicitors by the estate agent to handle our conveyancing in St Albans. We are not happy. Could you help me find new solicitors?
They would need to be very poor to suggest changing them. Has your mortgage been issued? In the event that it has you must advise them of the replacement solicitor and have the loan are re-sent. Your conveyancer should be on the banks panel to avoid added costs and complications. That should be your first question of the new solicitors. Our search tool should assist you in finding a lender approved solicitor for your conveyancing in St Albans