I am hoping to receive a mortgage with Lloyds. My intention is to employ the services of a Licensed Conveyancer in St Ives. Does the Lloyds Conveyancing panel exclude conveyancers regulated by the CLC?
The Lloyds approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
I have given 2 months notice to my current landlord and have to be out of my let out property in St Ives by the end of next month. Conveyancing for my house purchase is underway. Can I complete in three weeks as don't want to have to move into short term accommodation?
The normal practice is not to provide notice on a rental until exchange of contracts has taken place. Assuming that you have not previously done so, update to your lawyer and request that they chase the other lawyers, try to an acceptable time-line that all parties will aim to achieve
We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would prefer to appoint a specialised conveyancing solicitor in St Ives?
Do check but the the probability is that appoint one of their panel solicitors should you take up the "fee-free" deal. Contact the lender and determine if they make available a monetary alternative. In the past a few lenders offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near St Ives.
We are buying a property in St Ives. I might seem paranoid but how we can trust a conveyancer? On completion day we will need to deposit money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
What is your number one tip for choosing a conveyancing solicitor in St Ives
It would be unwise to be tempted by the lowest St Ives conveyancing quote. 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 know exactly what you’ll have to pay in advance.
My partner and I have arranged the release of further monies on our mortgage from Santander as we intend to conduct a loft conversion to our property in St Ives. Are we obliged to appoint a nearby St Ives solicitor on the Santander conveyancing panel to deal with the legals?
Santander don't usually instruct a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander conveyancing panel.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a quick, chain free conveyancing. St Ives is the location of the property. Is there any guidance you can impart?
Flying freeholds in St Ives are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St Ives you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Ives may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.