We were going to get a OIP from TSB this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do TSB recommend any Stamford solicitors on the TSB conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Stamford solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
Completion of my purchase has taken place for my property in Stamford. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
It is not clear whether my mortgage offer requires a lease extension. I have called into my local Stamford bank branch on numerous occasions and was told it does not affect the mortgage offer and they would lend. My Stamford conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend based on their specific requirements. Who do I believe?
The conveyancer must follow the Council of Mortgage Lenders’ Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Are there restrictive covenants that are commonly identified as part of conveyancing in Stamford?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Stamford. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying a new build house in Stamford with a mortgage from Aldermore. The developers refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not disclose to my conveyancer about this extras as it may affect my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How difficult is it to swap solicitor as I have to choose a firm on the Chelsea Building Society conveyancing list. I hired a family conveyancing solicitor in Stamford round the corner but she is not accepted by Chelsea Building Society
We will our best to assist in finding you a conveyancing solicitor in Stamford on the Chelsea Building Society panel. Please note that the conveyancers that we on the directory do not pay us a referral fee if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Stamford. Using search facility on this website, you can scrutinise costs for conveyancing solicitors in Stamford and beyond.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £475,000 garden flat in Stamford in seven days. The management company has quoted £420 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Stamford?
For most leasehold sales in Stamford conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
Answering pre-contract questions
Where consent is required before sale in Stamford
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I purchased a studio flat in Stamford, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Corresponding properties in Stamford with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease comes to an end on 21st October 2071
With just 52 years left to run the likely cost is going to span between £29,500 and £34,000 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.