Unfortunately I am unable to travel far from Stanley. I would like to know the logic why all Stanley conveyancers aren't automatically on all lender panels?
Mortgage Companies normally restrict either the type or the number of conveyancing solicitors on their panel. Frequent examples of such restriction(s) being that the firm is required to have at least two partners. In addition to restricting the structure of firm, some banks decided to restrict the size of their panel they allow to represent them. You should note that building societies have no accountability for the accuracy of conveyancing given by any Stanley conveyancing practitioner on their approved list. Mortgage fraud was the key driver in the reduction of solicitor panels a few years ago even though there are opposing thoughts about the extent of solicitor involvement in some of that fraud. Statistics published by HM Land Registry exposes that thousands of law firms only carry out one or two conveyances a year. Those vindicating conveyancing panel culls question why law firms should have any entitlement to remain on a conveyancing panel when clearly conveyancing is not their primary expertise?
It is is a decade since I bought my property in Stanley. Conveyancing solicitors have just been retained on the sale but I am unable to find the deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly there is a chance that the deeds will be retained by your mortgage company or they could stored with the conveyancers who acted in the purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Almost all conveyancing in Stanley relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.
Do the Building Society Association intend to launch a online directory to list law firms on the Darlington Building Society conveyancing panel for instance in Stanley?
We would not expect to be advised of any intention on the part of the BSA to develop such a search facility.
In my capacity as executor for the will of my father I am selling a property in Neath but reside in Stanley. My conveyancer (who is 260 miles from mehas requested that I execute a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing practitioner in Stanley to attest and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are based in Stanley
I am in need of some leasehold conveyancing in Stanley. Before diving in I would like to find out the unexpired term of the lease.
If the lease is registered - and most are in Stanley - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Stanley Leasehold Conveyancing - A selection of Questions you should ask Prior to buying
On the whole the outlay for major works tend not to be wrapped into the maintenance charges, although some managing agents in Stanley require leaseholders to pay into a reserve fund created for the specific intention of establishing a fund for major works. The answer will be useful as a) areas can cause problems in the block as the communal areas may start to deteriorate if repairs are not paid for b) if the tenants have a dispute with the managing agents you will want to have full disclosure Best to be warned whether redecorating or some other major work is due in the foreseeable future to be shared between the leasehold owners and may well materially increase the the service fees or result in a specific payment.