I can't travel far from Long Stratton. Please clarify why all Long Stratton property lawyers aren't automatically on all lender panels?
Mortgage companies point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The elimination of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for mortgage companies to review their conveyancing panels, which triggered a major policy change in the sector. It led to banks and building societies purging a number of firms from their official list of approved conveyancers .
Completed the sale of my flat in Long Stratton last May yet the purchaser is SMS messaging every few hours complaining that her conveyancer is waiting to hear from mylawyer. What are the post completion sale formalities now that I have sold?
Post completion of your house sale your lawyer is duty bound to send the transfer deeds and all supplemental paperwork to the purchaser's conveyancer. If applicable, your solicitor should also send confirmation that the mortgage has been paid off to the purchasers solicitors. There is unlikely to be post completion tasks specific conveyancing in Long Stratton.
Is it the case that all Long Stratton solicitor practices on the Nationwide conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Nationwide approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. The majority of banks do list licenced conveyancers on their panel and in that case the practice would be overseen by the Council of Licensed Conveyancers.
I had a mortgage agreed in principle with RBS. Long Stratton conveyancing lawyers are selected. How long does it take for RBS to forward the offer to the conveyancing practitioner?
There is no definitive answer here. Have RBS conducted the valuation? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
After shopping around on the internet I have found a Long Stratton lawyer having made sure that they are on the TSB conveyancing panel. Does my lawyer arrange the survey of the property?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Long Stratton postcode. As you are getting a mortgage with TSB, you could contact them to see if they have a list of approved surveyors in Long Stratton.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one close by in Long Stratton I like with a park and transport links nearby, the downside is that it only has 51 years unexpired on the lease. I can't really find anything else in Long Stratton in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a mortgage that many years may be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.
As co-executor for the will of my grandmother I am disposing of a house in Swansea but live in Long Stratton. My lawyer (who is 250 miles awayrequires that I execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing lawyer in Long Stratton who can attest and place their company stamp on the document?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are Long Stratton based