Do I have to have a meeting at the offices of the solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Stanmore so that I can pop in to their offices if necessary.
Most conveyancing panel lawyers for mortgage companies undertake all of the work via the post, e-mail or over the phone. This means that they can undertake the legal work for your home move no matter where you live in England or Wales. That being said you should check if you can still book an appointment to visit conveyancing lawyer if you prefer.
There is lots of information on this site about conveyancing in Stanmore but what is your top tip for choosing the right conveyancer in Stanmore
It would be unwise to be seduced by the cheapest Stanmore conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
My husband and I are in the process of viewing apartments in Stanmore and I am about to put in an offer. Should I already have a conveyancer appointed at this point? I will be getting a mortgage with Leeds Building Society.
It would be prudent to instigate your search sooner rather than later. After you have chosen your lawyer 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 Leeds Building Society, make sure you remember to check that your lawyer is on the Leeds Building Society conveyancing panel.
I am selling my flat. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being difficult. The Stanmore solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
We are selling our home in Stanmore and according to the buyers it appears that there is a risk of it being built on contaminated land. A local conveyancer would know that there is no such problem. It does beg the question why the buyers used a national conveyancing firm rather than a conveyancing solicitor in Stanmore. Having lived in Stanmore for 4 years we know that this is a non issue. Should we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You must check with 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 life insurance to cover that same ailment)
Me and my brother own a terraced Victorian property in Stanmore. Conveyancing practitioner represented me and TSB. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Stanmore and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing lawyer who completed the work.
I'm purchasing a new build house in Stanmore with a mortgage from Godiva Mortgages Ltd. The builders would not budge the price so I negotiated five thousand pounds worth of extras instead. The estate agent told me not inform my conveyancer about this extras as it will adversely affect my loan with Godiva Mortgages Ltd. Is this normal?.
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.