Would the conveyancing lawyers via your comparison service carry out attended exchange conveyancing in Stamfordham?

There are a few conveyancing experts who can conduct one day exchanges. Do call us to secure a conveyancing quote and details as to availability.

My lawyer in Stamfordham has never been on on the Birmingham Midshires Approved Panel. Can I still retain my prefered solicitor even though they are excluded from the Birmingham Midshires panel?

Your options are as follows:

1. Carry on with your existing Stamfordham solicitors but Birmingham Midshires will need to retain a conveyancer on their panel. This will result in additional total conveyancing charges and result in frustration.
2. Find a new solicitor to act in the conveyancing, not forgetting to check they are Birmingham Midshires approved.
3. Persuade your Birmingham Midshires solicitor to try to join the Birmingham Midshires panel

My wife and I are buying a property in Stamfordham. It might be a silly question but how we can trust a solicitor? At some point we will need to send funds into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I'm in the throws of viewing apartments in Stamfordham and I am about to put in an offer. Is it sensible to have my property lawyer on ‘stand by’? I will be getting a mortgage with Principality.

You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are obtaining a mortgage with Principality, ask your prospective lawyers if they are on the Principality conveyancing panel otherwise they can't do the mortgage legal work.

I currently have a mortgage with Aldermore for my property in Stamfordham. Conveyancing was finalised some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Aldermore?

You must advise Aldermore in advance of letting out your property as this is likely to be a breach of Aldermore’s mortgage conditions. It may be that Aldermore will allow you to rent 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 Aldermore directly. You need not do this via a Aldermore conveyancing panel lawyer.

We're new to the buying process - agreed a price, yet the property agent informed us that the owners will only issue a contract if we instruct their chosen lawyers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a local conveyancer with experience of conveyancing in Stamfordham

We suspect that the seller is not behind this ultimatum. If they require ‘a quick sale', alienating a serious buyer is counter productive. Bypass the agents and go straight to the sellers and make the point that (a)you are serious buyers (b)you are ready to go, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you intend to instruct your preferred Stamfordham conveyancing solicitors - not the ones that will earn the estate agent a introducer fee or hit his conveyancing thresholds demanded by corporate headquarters.

What are the frequently found problems that you witness in leases for Stamfordham properties?

Leasehold conveyancing in Stamfordham is not unique. All leases are unique and legal mistakes in the legal wording can result in certain sections are missing. The following missing provisions could result in a defective lease:

A provision for the recovery of money spent for the benefit of another party. Repairing obligations to or maintain elements of the premises

A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Halifax, The Mortgage Works, and Alliance & Leicester all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the purchaser to pull out.

Leasehold Conveyancing in Stamfordham - A selection of Questions you should consider before buying

Where a Stamfordham lease has no more than eighty years it will have adverse implications on the marketability of the apartment. Check with your mortgage company that they are content with residual term of the lease. A short lease means that you will most likely require a lease extension sooner rather than later and it is worth discovering how much this would cost. For most Stamfordhamlease extensions you will be required to have owned the residence for 24 months in order to be eligible to extend the lease. How many of the leaseholders are in arrears for their maintenance charge payments?