I am not in a position to travel far from Stafford. What is the rationale as to why all Stafford solicitors aren't included on all lender panels?

As unjust as it may seem for mortgage companies to restrict who can represent them, from the public’s or solicitor’s viewpoint, the flip side is that banks are increasingly anxious and regard it necessary to protect them from mortgage fraud. As a consequence of this concern lenders are limiting their panel of approved conveyancing lawyers to a manageable size.

I am due to move property in January. Will my conveyancing solicitor call the removal company on the completion day. As an aside, can you suggest a removal company in Stafford. Conveyancing firm was chosen before I stumbled across this site.

On the afternoon of completion you can pick up the keys from the estate agent but this can only occur when the sellers lawyers inform the agent that the monies to complete are in and the keys can be released. Subsequently you will need to tell the removal men that they can start moving you in. We are not in a position to suggest a specific removal organisation but can assist you in finding a residential property solicitor in Stafford or a lawyer with expertise in conveyancing in Stafford.

I'm at the point of viewing apartments in Stafford and I am about to put in an offer. Is it best to have my solicitor on ‘stand by’? I am planning to take a home loan with Lloyds.

It would be wise to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. Given that you are taking out a mortgage with Lloyds, ask your prospective lawyers if they are on the Lloyds conveyancing panel otherwise they can't do the mortgage legal work.

The formalities of my purchase has taken place for my property in Stafford. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I am purchasing a property and the solicitor has referenced Chancel Repair to which the property could be obligated to pay given it’s proximity to the area of such a church. She has mentioned insurance. Is this strictly required for conveyancing in Stafford

Unless a previous purchase of the premises completed post 12 October 2013 you could expect conveyancing practitioners delivering conveyancing in Stafford to continue to advocate a chancel search and or chancel repair liability policy.

I am using a search engine for the phrase on line conveyancing in Stafford it brings up numerous conveyancerslocally. How do I determine which is the right conveyancing solicitor for me?

The ideal method of seeking a suitable conveyancer is through a personal referral, so enquire of colleagues and relatives who have purchased a property in Stafford or the respected estate agent or financial adviser. Costs for conveyancing in Stafford vary, so it's sensible to request at least four costs illustrations from different property lawyers. Dont forget to clarify what costs in the quote includes.

Can you provide any top tips for leasehold conveyancing in Stafford with the purpose of expediting the sale process?

• A significant proportion of the delay in leasehold conveyancing in Stafford can be avoided where you instruct lawyers the minute your agents start advertising the property and request that they start to put together the leasehold information needed by the purchasers’ solicitors.
The majority of freeholders or Management Companies in Stafford levy fees for supplying management packs for a leasehold home. You or your lawyers should discover the actual amount of the charges. The management pack sought as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most frequent cause of delay in leasehold conveyancing in Stafford. If you have carried out any alterations to the premises would they have required Landlord’s approval? In particular have you laid down wooden flooring? Most leases in Stafford state that internal structural alterations or installing wooden flooring require a licence issued by the Landlord consenting to such alterations. Should you dont have the paperwork to hand do not contact the landlord without contacting your lawyer in advance. Some Stafford leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers.

Stafford Conveyancing for Leasehold Flats - A selection of Queries before buying

Most Stafford leasehold properties will have a service bill for the upkeep of the block set by the management company. If you buy the apartment you will have to meet this contribution, usually quarterly during the year. This may be anything from a few hundred pounds to thousands of pounds for buildings with lifts and large communal areas. In all probability there will be a rentcharge to be met yearly, normally this is not a significant sum, say approximately £50-£100 but you should to enquire it because on occasion it could be many hundreds of pounds. How many years remain on the lease?