It has taken forever and a day but a mortgage offer from HSBC for the refinancing of my 3 room flat is due imminently. Are you able to recommend a low cost conveyancing solicitor in St Giles?

You are on the wrong site if you are seeking cut-price fees for conveyancing in St Giles. Our aim is to provide value for money conveyancing but our intention is not to advertise as being the cheapest. Do not be swayed by brokers teasing you with ninety nine pound conveyancing in St Giles. At best, in going for low cost conveyancing, you will earn what you pay for and at worst you will end up invoiced for extras and still not receive the service you were hoping for.

We are a couple about to exchange contracts for a property in St Giles. We encountered a snag. Our mortgage offer with Aldermore expires on 2/2/2026 but the vendors are suggesting a completion date of 4/2/2026. Can one extend the mortgage expiry date?

The person best placed to deal with your issue is your conveyancer who will determine if they better off negotiating with the mortgage company, vendor’s solicitors, selling agents or conceivably all three based on the circumstances your transaction to date.

I have todaydiscovered that Wolstenholmes have closed. They carried out my conveyancing in St Giles for a purchase of a leasehold flat 18 months ago. How can I check that my home is in my name in the name of the previous owner?

The quickest way to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of St Giles conveyancing specialists.

I am purchasing my first flat in St Giles with a loan from Accord Mortgages Ltd. The sellers refused to move on the amount so I negotiated 6k of extras instead. The property agent suggested that I not to tell my conveyancer about the extras as it could jeopardize my loan with the bank. Is this normal?.

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.

When it comes to my conveyancing in St Giles should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee

(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some St Giles conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.