We selected a local lawyer for our conveyancing in St George yesterday. Upon checking the fine print it is apparent thatI am responsible for fees even if the sale doesn't happen. Should I go with them or use a web based conveyancing brokerage promoting no-sale-no-fee conveyancing in St George?
It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the fee levels will tend to be be uplifted to cover the conveyances that fail to complete. Do bear in mind that these offerings rarely cover disbursements by way of example St George conveyancing search costs.
Can I use your services to locate a Conveyancing solicitor in St George even where I’m not buying or selling a house, for example if I intend to buy a shop in St George with a mortgage from The Royal Bank of Scotland?
The service is primarily utilised to help choose domestic conveyancing solicitors in St George but we have listed at the end of this page some St George commercial conveyancing firms. You will need to speak with the firm directly to check if they can also act for The Royal Bank of Scotland
I just bought a flat at auction in St George. Conveyancing is necessary. What happens now?
Now that you are exchanged you will need to hire the services of a conveyancing practitioner soon as you are faced with a pending a drop dead date to complete the deal. All auction property will ordinarily have a corresponding auction pack. This will include evidence of title and search results. If you have purchased leasehold premises the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You need to hand this to the lawyer working for you ASAP. You also need to ensure that you have funds in order to complete the transaction on the set completion date.
My aunt advised me that in purchasing a property in St George there could be a number of restrictions as to what one can do in terms of external alterations to a property. Is this right?
We are aware of a number of properties in St George which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in St George should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am selling my house. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being pedantic. The St George solicitor who is on the TSB conveyancing panel is saying indemnity insurance will be fine but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.
It has been 3 months since my purchase conveyancing in St George completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm buying a new build house in St George with a loan from Leeds Building Society. The sellers would not move on the amount so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not reveal to my lawyer about the side-deal as it may adversely affect my mortgage with Leeds Building Society. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.