We were about to instruct a conveyancing solicitor in St James found by you but have come across some other estimates on the internet look less expensive – why is this?
One can find a variety of conveyancers advertising theoretically looks to be very low prices. Our advice is to think long and hard about how much you respect your own move to want to take 'cheap' risks over the standard of the legal work. Some embed fees deep into the terms of engagement. The law firms that we put forward for conveyancing in St James will notdo this.
I am acquiring a property for cash in St James. I have been residing for the previous 15 years in St James. Conveyancing searches are a lot of money. Given that I have knowledge of the road and vicinity very well must I have all the conveyancing searches?
If you not getting a mortgage, then the vast majority of the St James conveyancing searches are at your discretion. Your lawyer will 'advise', no-doubt strongly, that you should have searches carried out, but he is duty bound to take that path of advice. Do bear in mind; if you are likely to dispose of the house in the future, it could be of importance to your future buyer what the searches contain. There are plenty of instances where premises with day to day issues can still reveal detrimental search results. A good conveyancing solicitor in St James will provide you some sensible advice in this regard.
I purchased a freehold residence in St James but nevertheless pay rent, why is this and what is this?
It’s unusual for properties in St James and has limited impact for conveyancing in St James but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.
My lawyer in St James is not listed on the Britannia Conveyancing Panel. Can I still continue with my prefered solicitor notwithstanding that they are not on the Britannia panel?
Your options are as follows:
- Carry on with your existing St James solicitors but Britannia will need to instruct a lawyer on their panel. This will result in additional total legal fees and cause frustration.
- Find a new lawyer to act in the conveyancing, remembering to check they are on the Britannia panel
I used Stirling Law a few years past for my conveyancing in St James. I now require my papers however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in St James of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.