We are looking to buy a house and need a conveyancing solicitor in Staffordshire who is on the Virgin Money conveyancing panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Staffordshire.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Staffordshire?
There are many recorded licenced Conveyancers in Staffordshire and Solicitor practices in Staffordshire who can assist with your conveyancing It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal work in the home buying process. Both can handle other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
The mortgage over my property is with Santander for my property in Staffordshire. Conveyancing was finalised 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Santander?
Your original mortgage agreement with Santander will provide that you need their approval before letting out your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. You need not do this via a Santander conveyancing panel firm.
Completion of my purchase has taken place for my property in Staffordshire. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Should our lawyer be raising enquiries regarding flooding as part of the conveyancing in Staffordshire.
The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Staffordshire. There are those who purchase a property in Staffordshire, completely aware that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to offer advice on flood risk, however there are a numerous searches that can be carried out by the buyer or by their solicitors which will give them a better understanding of the risks in Staffordshire. The conventional set of completed inquiry forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard question of the seller to determine if the property has ever been flooded. If flooding has previously occurred which is not notified by the vendor, then a buyer could bring a compensation claim as a result of such an incorrect reply. The buyer’s lawyers may also order an enviro report. This should indicate if there is any known flood risk. If so, additional inquiries should be made.
How does conveyancing in Staffordshire differ for new build properties?
Most buyers of new build property in Staffordshire come to us having been asked by the developer to sign contracts and commit to the purchase even before the house is finished. This is because new home sellers in Staffordshire typically purchase the land, 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 property lawyers 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 Staffordshire or who has acted in the same development.
I’m about to sell my 2 bed apartment in Staffordshire. Conveyancing lawyers have not yet been instructed, but I have just received a yearly service charge demand – what should I do?
It best that you discharge the invoice as you normally would as all ground rent and service payments should be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless 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. This will smooth the conveyancing process.
I purchased a studio flat in Staffordshire, conveyancing formalities finalised 10 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Staffordshire with an extended lease are worth £192,000. The average or mid-range amount of ground rent is £55 levied per year. The lease ends on 21st October 2072
With only 54 years left to run we estimate the premium for your lease extension to span between £32,300 and £37,400 as well as professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.