Is it the case that all Stalham solicitor firms on the Aldermore conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Aldermore approved list of solicitors they would need to be governed by the SRA. The majority of mortgage companies do permit licenced conveyancers on their panel and in that case the organisation would be overseen by the CLC.
I recently had an offer agreed on an apartment in Stalham. My financial adviser pressured me to appoint their conveyancer. I paid an on account payment of £150. A few days later, the lawyer called me embarrassingly acknowledging that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Stalham solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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. You may wish to consider appointing your own Stalham surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
What does a local search inform me about the house I am buying in Stalham?
Stalham conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations for example Xpress Legal The local search plays a central part in many a Stalham conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your new home. The search should supply information on, amongst other things, details on planning applications relevant to the property (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 thirteen topic sections.
Despite weeks of looking the Title Certificate and documents to my house are lost. The lawyers who conducted the conveyancing in Stalham 4 years ago are no longer around. What are my options?
Nowadays there are duplicates made of almost everything, and your conveyancer will know precisely where to find all the appropriate documentation so you can buy or dispose of your property without a hitch. Where duplicates are not available, your lawyer can arrange cover in the form of insurance or indemnities protecting you against possible claims on the premises.
How does conveyancing in Stalham differ for new build properties?
Most buyers of new build residence in Stalham approach us having been asked by the builder to sign contracts and commit to the purchase even before the premises is finished. This is because builders in Stalham tend to buy 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 Stalham or who has acted in the same development.
I'm converting the mortgage on my existing house to a buy to let mortgage with Godiva Mortgages Ltd and intend to use the remaining equity as a down payment on further property. The neighborhood we are interested in is Stalham. Will your lawyers be able to act for both sets of banks and link together the transactions?
Do use our comparison tool on this page to check that the conveyancers are on the relevant lender panels. Assuming that they are the solicitor should be able to simultaneously deal with the two transactions but you should talk with you conveyancer and communicate your expectations and requirements.