My husband and I are buying a 2 bedroom flat in Stanmore with a mortgage. We like our Stanmore solicitor, however the lender advise he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or retain our Stanmore solicitor and pay for one of their panel ones to represent them. This seems very unfair; can we not insist that the bank use our Stanmore conveyancing practitioner ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Stanmore conveyancing solicitor to apply to be on the conveyancing panel.
Have purchased a a semi-detached house in Stanmore , What is the estimated time for the Land Registry to register my proprietorship? My Stanmore conveyancing solicitor works at snail pace, so I want to be sure that my ownership is recorded.
There is nothing unique when it comes to conveyancing in Stanmore registration formalities. As opposed to being determined by geographic area, timescales can vary depending on the party submitting the application, whether there are errors and if the Land registry must send notices to any 3rd persons or bodies. As of today roughly three quarters of such applications are fully dealt with within 12 days but some can be subject to extensive hold-ups. Registration occurs once the buyer has moved in to the property thus 'speed' is not always top priority yet where there is a degree of urgency associated with the registration then you or your conveyancer could contact the land registry and explain the circumstances.
I have been on the look out for a ground for flat up to £235,500 and found one close by in Stanmore I like with open areas and railway links in the vicinity, the downside is that it only has 61 remaining years left on the lease. There is not much else in Stanmore for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you need a home loan the shortness of the lease will be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.
In what way can the Landlord & Tenant Act 1954 impact my business property in Stanmore and how can your lawyers assist?
The 1954 Act provides a safeguard to commercial leaseholders, giving them the legal entitlement to apply to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and help with commercial conveyancing in Stanmore
My father has suggested that I instruct his lawyers for conveyancing in Stanmore. Should I find my own property lawyer?
Much as we are happy to recommend a Stanmore conveyancing lawyer the best way to choose a conveyancing solicitor is to get guidance from friends or relatives who have used the conveyancer that you are are thinking of instructing.