My husband and I are purchasing property in Stanley. My property lawyer has never been on on the lender solicitor panel. Am I still permitted to use my Stanley conveyancing solicitor even though they are excluded from the bank panel of approved conveyancing solicitors?
You will need to instruct a conveyancing practitioner to deal with the formalities when you require a loan to buy your home. The property lawyer will carry out all the relevant due diligence on the property, ensuring that you’re properly registered as the owner and ensure that all the necessary mortgage paperwork is dealt with. You can instruct a Stanley conveyancing practitioner of your choosing. Nevertheless, where the conveyancing practitioner appointed is not on the lender approved list additional costs will be levied as separate legal representation will be need by the lender. Bank panel applications may be submitted, so where your lawyer has not in the past applied for membership they can do so.
I am being advised by my conveyancer that lack of right of way insurance is necessary on my purchase. What is the level of cover for Stanley conveyancing?
The appropriate level of lack of right of way indemnity insurance depends on who your lender is. It would differ for example between HSBC Bank and The Royal Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such policies.
I'm spending time looking at flats in Stanley and I am about to put in an offer. Is it best to have my solicitor on ‘stand by’? I intend to finance via a home loan with Co-operative.
It would be advisable to commence your search sooner rather than later. Once you decide who you want to use 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 Co-operative, ask your prospective lawyers if they are on the Co-operative conveyancing panel otherwise they can't do the mortgage legal work.
I have instructed a Stanley conveyancer having made sure that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS 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. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Stanley postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in Stanley.
My partner and I are downsizing from our home in Stanley and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any high street Stanley lawyer would know this is not the case. For the life of me I don't know why the buyers are using an internet conveyancing outfit rather than a conveyancing solicitor in Stanley. We have lived in Stanley for six years we know of no issue. Should we get in touch with our local Authority to seek clarification need.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I was pointed in your direction by numerous estate agents in Stanley to find a solicitor on your site. What’s the financial inducement for Estate Agents to promote your services over and above a competitor’s?
We don’t give any financial incentive for pointing buyers and sellers to this site. We thought it would be too underhand to pay a commission because home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
Been reading online that Stanley solicitors are more expensive than licensed conveyancers in Stanley to use when buying a house. So is it better if I use a conveyancer or a solicitor if I am purchasing for my home move in Stanley.
When it comes to conveyancing in Stanley the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.