It has taken forever and a day but a loan agreement from HSBC for the refinancing of my single room flat is due by the end of next week. Are you able to put forward a low cost conveyancing lawyer in St Andrews?

You have arrived at the wrong site to search for cut-price fees for conveyancing in St Andrews. Our intention is to offer value for money conveyancing but we do not aim to work with the cheapest lawyers. Do not be fooled by brokers offering the bait of £99 conveyancing in St Andrews. In your best case scenario, in being led by low cost conveyancing, you will end up with what you pay for and at worst you will end up being stung for additional fees and still not receive the service you were looking for.

I am hoping to complete my purchase in St Andrews next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the bank. What does the insurance need to cover?

All property lawyers on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 instructions. These requirements are not specific to conveyancing in St Andrews.

As a novice what is the most important advice you can impart regarding purchase conveyancing in St Andrews?

You may not hear this from too many lawyers but conveyancing in St Andrews and elsewhere in England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there is plenty of room for conflict between you and others involved in the transaction. For example, the seller, estate agent and even potentially your lender. Appointing a law firm for your conveyancing in St Andrews should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the transaction whose interest is to act in your legal interests and to protect you.

On occasion a third party with a vested interest may attempt to sway you that it is in your interests to do things their way. As an example, the estate agent may claim to be assisting by suggesting your solicitor is wrong. Or your mortgage broker may advise you to do take action that is against your conveyancers recommendation. You should always trust your lawyer above all other parties in the home moving process.

I am purchasing a property and need a conveyancing solicitor in St Andrews who is on the Birmingham Midshires approved. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Birmingham Midshires in certain locations such as St Andrews. We dont recommend any particular firm.

The estate agent has sent us the confirmation of our purchase of a new build apartment in St Andrews. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in St Andrews

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are surveyor prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?