Can I use your services to recommend a Conveyancing solicitor in St Bees even if I’m not buying or disposing of a house, for example where I intend to acquire an office in St Bees with a loan from Britannia?
Our comparison service is predominantly there to select domestic conveyancing solicitors in St Bees but we have listed towards the end of this page a selection of St Bees commercial conveyancing firms. You will need to speak with the solicitors directly to see if they are also authorised to represent Britannia
Forgive me if this question is silly but I am unseasoned as a 1st time buyer of a ground floor flat in St Bees. Do I receive the keys to the premises on completion from my conveyancer? If so, I will appoint a local conveyancing solicitor in St Bees?
On the day of completion you will not be required to go to the conveyancers office in St Bees. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s conveyancers, and once they have received this, you should be able to pick up the keys from the property Agents and move into your new home. Usually this happens between 1 and 3pm.
Is it correct that all St Bees CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing list of approved practices?
A selection of banks and building societies now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
I have today made my last payment due on my mortgage with Skipton. I assume I don't need a St Bees conveyancer on the Skipton panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
How does conveyancing in St Bees differ for newly converted properties?
Most buyers of new build or newly converted property in St Bees come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is built. This is because builders in St Bees usually buy 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 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 used to new build conveyancing in St Bees or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a simple, chain free conveyancing. St Bees is the location of the property. Is there any guidance you can impart?
Flying freeholds in St Bees are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside St Bees you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Bees may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I'm refinancing my existing home to a BTL mortgage with Coventry Building Society and I will use the ballance of the raised equity towards a second house. The area we are looking at is St Bees. Will your lawyers be able to act for both sets of lenders and tie in the two deals?
Do use our search tool on this site to be sure that the lawyers are approved by both lenders. Having checked that they are the conveyancer should be able to simultaneously deal with the two transactions but you should have a chat with you conveyancer and make apparent your expectations and needs.