I am considering applying for a HSBC mortgage for purchase of a newly converted (under development) in Stanmore with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for HSBC ?
There is nothing to stop you using your solicitor, but HSBC will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I am purchasing a property in Stanmore. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned?
As your lender is TSB your lawyer must follow the conveyancing requirements contained in Section 2 of UK Finance Lenders’ Handbook for TSB. The Council of Mortgage Lenders’ Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancers are required to report to TSB where a lease does not comply with these requirements. The specifications relate to the installation of panels on properties nationwide and is not limited to Stanmore.
I am due to exchange contracts on my apartment. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Bank of Ireland are being difficult. The Stanmore solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
Nottingham have agreed my mortgage in principle, my bid on a property in Stanmore has been agreed to, now what?
Your estate agent will want to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s approved list). Telephone Nottingham or your broker and finalise any appropriate paperwork. Nottingham will appoint a valuer who will get in contact with the estate agent or vendor to arrange an appointment. Once conducted (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Nottingham will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Stanmore.
My business partner and I are wishing to take an assignment of a lease of an office on the high street. Can you recommend solicitors offering no-sale-no costs for non-domestic conveyancing in Stanmore for less than 1500k?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Stanmore, including the disposal and purchase of businesses as well as simply property. If you are looking to purchase or dispose of a shop, pub, restaurant, office, retail unit or a complete business we will find you the right lawyer. As for the fees these will vary based on the structure and complexity of the deal. Please provide us with your details or telephone us so that we can furnish you with a detailed commercial conveyancing quote.
As co-executor for the estate of my uncle I am disposing of a residence in Monmouth but live in Stanmore. My conveyancer (who is 235 kilometers from merequires that I execute a stat dec prior to the transaction finalising. Could you suggest a conveyancing lawyer in Stanmore who can witness and place their company stamp on the document?
strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Stanmore based
I am the registered owner of a ground flat in Stanmore. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the sum payable for a lease extension?
Where there is a missing landlord or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to decide the price payable.
An example of a Lease Extension matter before the tribunal for a Stanmore residence is 27B Hillside in February 2010. the resulting premium, all other aspects of the valuation having been agreed between the parties was set at £8,250 This case was in relation to 1 flat. The unexpired lease term was 70.25 years.
In relation to leasehold conveyancing in Stanmore what are the most common lease problems?
Leasehold conveyancing in Stanmore is not unique. Most leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain sections are not included. The following missing provisions could result in a defective lease:
Repairing obligations to or maintain parts of the premises A provision for the recovery of money spent for the benefit of another party.
You will encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Yorkshire Building Society, Leeds Building Society, and Nottingham Building Society all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, forcing the buyer to withdraw.