Willinstructing a St Albans conveyancing solicitor make the legal transfer of property easier?
Existing third party connections are another important factor to consider when choosing conveyancing lawyers. St Albans law firms benefit from long term relationships with mortgage brokers and agents, local authorities, surveyors and other law firms meaning the whole process is going to be much smoother for you. Having a well rounded intelligence of the local area is an advantage.
My brother-in-law has suggested I instruct a conveyancing solicitor in St Albans. I I would like to check whether they are on the Barnsley Building Society approved list of lawyers. Can you advise?
You should call the conveyancer and enquire whether they can act for the bank. Alternatively you should call Barnsley Building Society who may be able to assist.
I just acquired a property at auction in St Albans. Conveyancing is needed. What are my next steps?
Given that you are now to all intents and purposes signed on the dotted line you will need to instruct a conveyancing lawyer as a matter of priority as you will have a fast approaching a fixed date to complete the purchase. Every auction property will have a corresponding auction set of papers. This will include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the auction papers should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You must hand this to the conveyancer working for you as soon as possible. Do make sure that you have funds in place to complete the transaction on the set completion date.
We are getting a further advance on our mortgage from Nationwide as we wish to conduct alterations to our house in St Albans. Are we obliged to choose a high street St Albans solicitor on the Nationwide conveyancing panel to deal with the legals?
Nationwide would not normally instruct firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide conveyancing panel.
I am selling my apartment. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being difficult. The St Albans solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.
I know that there are debates on Chancel Insurance on online forums. Am I compelled to take this when acquiring a property in St Albans? or Apparently there is an ancient law that could mean that homeowners residing in a parish church boundary will be compelled to pay for repairs to the chancel within the church. Is this appropriate for conveyancing in St Albans?
Unless a prior acquisition of the house completed post 12 October 2013 you could expect lawyers delivering conveyancing in St Albans to continue to suggest a chancel search and or chancel repair liability insurance.
How does conveyancing in St Albans differ for newly converted properties?
Most buyers of new build residence in St Albans come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is constructed. This is because builders in St Albans usually buy the land, 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 conveyancers 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 accustomed to new build conveyancing in St Albans or who has acted in the same development.