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approved by St James Place
Ready to buy a new home? Failing to check that a lawyer is on the St James Place list of approved solicitors can put your transaction at risk of delay or failure.
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St James Place Solicitor Panel Recently Asked Questions
How easy is it to change a solicitor as I need to find one who is on the St James Place conveyancing panel. Is it advisable to appoint a new law firm?
If you haven't yet instructed a solicitor to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer you're considering.
My solicitor has spotted a discrepancy between the surveyor’s assumptions in St James Place’s valuation survey and what is in the legal papers for the property. My solicitor informs me that as he is on the St James Place conveyancing panel he must ensure that the bank is happy with this discrepancy and is still content to lend. Is my conveyancer’s approach right?
A precondition to being on the St James Place approved panel is to comply with the CML Handbook requirements (last updated for this lender on St James Place) which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I have been Googling for online conveyancing estimates. Can I be assured that all the practices that are identified on your site are on the St James Place conveyancing panel?
The law firms listed on our site have assured us via an online form that they are on the St James Place panel and agreed to advise us to take down their listing in the event of removal off of the St James Place panel. To date we have not been informed by either a bank or a member of the public that the data about a specific firm being on the St James Place conveyancing panel is not accurate.
The solicitors that I appointed last week on my house acquisition in Brighton has without warning closed. I only went with them because I needed a lawyer on the St James Place conveyancing panel and my preferred lawyer was not. I gave them a cheque for £150 in advance. What are my options?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the St James Place conveyancing panel and notify the lender. If you have paid over any money it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist
I have today made my last payment due on mortgage with St James Place. I assume I don't need a solicitor on the St James Place panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your St James Place 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 St James Place mortgage from the register. St James Place,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 the St James Place has sent the Land Registry the discharge electronically, and the St James Place has instructed the Land Registry to do so The Land Registry will send you a letter confirming that your St James Place mortgage has been paid off.
I have a mortgage with St James Place. My grandfather retired last week and wants to pay off the mortgage left on the property. After St James Place is paid, I want to transfer the property to my mother's name; How long does the process take? Do we need two separate solicitors on the St James Place conveyancing panel? I do not intend to live at the property once the St James Place mortgage is discharged.
Although you do need to retain the services of a lawyer they dont need to be on the St James Place panel. You will need a solicitor to draw up the transfer and to deal with the Land Registry formalities. The only thing you need to consider is that by selling at an undervalue so ask your lawyer about the implications. There could be an inheritance tax issue if you die within 7 years of this. There's no capital gains tax for you as it is your main residence.
Planning on purchasing a house with a mortgage with St James Place. I have received an online quote from a licensed conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the St James Place conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that they are on the St James Place conveyancing panel