We were about to choose a conveyancing solicitor in Stafford found by you but have come across some other estimates via the web appear less pricey – how come?

One can find hundreds of conveyancers offering at first sight what seems to be very low prices. We suggest that you give due consideration as to how much you respect your own move to want to take 'cheap' risks with regard to the quality of the conveyancing. Many of them accentuate a budget quote to tempt you but hide additional fees in the small print..

I happen to be the single beneficiary of my late grandmother’s will and I have everything in my name now, including the house in Stafford. Conveyancing formalities meant that the Land Registry date was in March. I now wish to sell up. I understand that there is a CML 6 month 'rule', meaning my property ownership will be treated the same way as if I'd bought the property in March. Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. Most lenders would take a practical view as this clause principally exists to capture subsales or the flipping of property.

Is there a list of TSB panel solicitors in Stafford on the Building Society Association’s Website?

Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. A small selection of banks make their panel listings open the public online. If you are in need of a Stafford lawyer on the TSB please use our facility.

We previously instructed conveyancers located in Stafford on the Co-operative solicitor panel. They have just billed me a supplemental fee for handling the Co-operative mortgage. Is this an additional conveyancing fee specified by Co-operative?

Provided it is contained in their Terms of Engagement or estimate then yes your conveyancing practitioner can charge a fee for this. The charge is not dictated by Co-operative but by your Stafford lawyer. Numerous firms on the Co-operative panel will charge an ‘acting for lender’ fee and others do not.

What will a local search reveal concerning the house we're purchasing in Stafford?

Stafford conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations for instance Xpress Legal The local search plays an important part in many a Stafford conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your new home. The search will supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.

How does conveyancing in Stafford differ for newly converted properties?

Most buyers of new build or newly converted property in Stafford contact us having been asked by the developer to sign contracts and commit to the purchase even before the residence is built. This is because developers in Stafford typically buy the site, 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 conveyancing solicitors 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 used to new build conveyancing in Stafford or who has acted in the same development.

I have just started marketing my ground floor flat in Stafford. Conveyancing solicitors are to be appointed soon, but I have just received a half-yearly service charge invoice – should I leave it to the buyer to sort out?

It best that you discharge the invoice as usual given that all ground rent and maintenance payments should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Stafford Leasehold Conveyancing - Sample of Queries before Purchasing

Are there any major works on the horizon that will likely add a premium to the maintenance fees? Be sure to find out if the the lease contains any adverse restrictions in the lease. By way of example it is reasonably common in Stafford leases that pets are not permitted in in a block in Stafford. If you like the propertyin Stafford but your cat is not allowed to live with you then you will be faced hard determination. If a Stafford lease has less than eighty years it will impact the marketability of the property. It is worth checking with your bank that they are willing to go ahead with the loan given the lease term. A short lease means that you will most likely have to extend the lease at some point and you need to have some idea of how much this would cost. For most Staffordlease extensions you will be required to have been the owner of the premises for two years before you are entitled to extend the lease.