I am in the throes of porting my current residential mortgage to a BTL Nottingham Building Society mortgage. I was told by my mortgage that I must appoint a conveyancer for this. I got in contact with the same St Annes Park conveyancing firm who who completed the conveyancing when I originally purchased the property. The quote they've given of just over five hundred pounds is an eye-watering amount to do this as I am not require purchase conveyancing - it’s simply a straightforward remortgage.
The quote is fractionally on the expensive side. If you are happy to spend time contrasting prices you may be able to reduce the fees marginally by perhaps £125. On the other hand, if you were pleased with the assistance the firm provided you couldlive to rue opting for an an unknown conveyancer. If is important to enquire that the conveyancer can also act for Nottingham Building Society. You can utilise our search tool to locate a St Annes Park conveyancing firm on the Nottingham Building Society approved list of lawyers, which can often include conveyancing solicitors in St Annes Park.
Should conveyancers request money on account when it comes to conveyancing in St Annes Park?
If you are buying a property in St Annes Park your lawyer will ask you put them with monies to cover the the cost of the conveyancing searches. Normally this is requested to cover the fees of the conveyancing searches. If any deposit is payable against the purchase price then this will be required immediately in advance of contracts are exchanged. The closing balance that is needed should be sent to your lawyer a couple of days prior to the day of completion.
I am purchasing a end of terrace house in St Annes Park. We would like to an extension at the rear at the property.Will legal due diligence on the property involve checks to ascertain if these works were previously refused?
Your property lawyer should check the registered title as conveyancing in St Annes Park can sometimes identify restrictions in the title documents which restrict categories of changes or necessitated the permission of another owner. Some additions call for local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
After much negotiation I have agreed a price on a house in St Annes Park. My mortgage broker suggested a solicitor. I paid an upfront payment of £150. Soon after, the property lawyer called me to say that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my flat. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being difficult. The St Annes Park solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
How does conveyancing in St Annes Park differ for new build properties?
Most buyers of new build residence in St Annes Park approach us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is completed. This is because house builders in St Annes Park tend to buy 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 property lawyers 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 Annes Park or who has acted in the same development.
How can the Landlord & Tenant Act 1954 impact my commercial offices in St Annes Park and how can you help?
The particular law that you refer to affords protection to business lessees, granting the right to make a request to court for a continuation of occupancy at the end of the lease term. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in St Annes Park