My lawyer in St Mellons is not listed on the Clydesdale Solicitor Panel. Can I still retain my family solicitor notwithstanding that they are excluded from the Clydesdale approved list?
Your options are as follows:
- Carry on with your preferred St Mellons lawyers but Clydesdale will need to instruct a solicitor on their panel. This will result in additional overall legal charges as well as cause frustration.
- Find an alternative lawyer to to deal with the conveyancing, remembering to check they are Convince your conveyancer to use their best endeavours to join the Clydesdale conveyancing panel
I can see plenty of information on this site regarding conveyancing in St Mellons but what is your top tip for selecting the right conveyancer in St Mellons
It would be unwise to be seduced by the lowest St Mellons conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am planning to move house in March. Does my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you put forward a removal company in St Mellons. Conveyancing solicitor was chosen prior to coming across this website.
On the afternoon of completion you can collect the keys from your estate agent but this can only take place once the previous owners solicitors inform the agent that they have the completion monies and the keys can be collected. You can tell the removal men that you are ready to move in. We do not recommend a particular removal company but can help you locate a residential property solicitor in St Mellons or a solicitor that specialises in conveyancing in St Mellons.
Completion of my purchase has taken place for my property in St Mellons. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I'm buying my first flat in St Mellons with the aid of help to buy. The sellers would not move on the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not to tell my solicitor about this side-deal as it will jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Should I instruct a St Mellons conveyancing practitioner who is local to the property I am hoping to buy? I have an old university friend who can handle the legal work but they are based a couple of hundredmiles drive away.
The primary upside of using a local St Mellons conveyancing firm is that you can visit the firm to execute paperwork, present your identification documents and pester them where appropriate. They will also have local intelligence which is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and on the whole were happy that should trump using an unknown St Mellons conveyancing solicitor just because they are St Mellons based.
I am a negotiator for a long established estate agent office in St Mellons where we see a number of flat sales derailed due to short leases. I have been given contradictory information from local St Mellons conveyancing firms. Can you shed some light as to whether the seller of a flat can commence the lease extension formalities for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
St Mellons Conveyancing for Leasehold Flats - Sample of Queries before buying
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In the main the cost for major works tend not to be incorporated into the maintenance charges, although some managing agents in St Mellons obliged leasehold owners to contribute towards a sinking fund and this is used to offset against larger works. Is anyone aware of any major works in the near future that will increase the service costs? How many of the leaseholders are in arrears for their maintenance charge payments?