Do the conveyancing lawyers that you recommend handle attended exchange conveyancing in Stanwell?

We do have a number of conveyancing specialists carrying out 24hr exchanges. You should e-mail us to receive a conveyancing quote and details as to availability.

I am buying a new build flat in Stanwell. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?

Leaving aside the complexities and merits of DIY conveyancing in Stanwell you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Stanwell.

We had appointed solicitors located in Stanwell on the HSBC solicitor approved list. They are now charging me an additional charge for handling the HSBC mortgage. Is this an additional conveyancing fee specified by HSBC?

As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your conveyancer is entitled to charge a fee for this. The fee is not dictated by HSBC but by your Stanwell solicitor. Numerous firms on the HSBC panel will quote ’dealing with mortgage’ fee and others do not.

I am buying a property in Stanwell. One unusual aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with Coventry BS your lawyer must comply with the formal requirements contained in Section 2 of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Coventry BS where a lease fails to comply with these provisions. The requirements relate to the installation of panels on properties nationwide and is not restricted to Stanwell.

About to purchase house in Stanwell. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Stanwell conveyancer is on the Kent Reliance conveyancing panel.

I'm buying a new build house in Stanwell benefiting from help to buy. The builders would not reduce the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not reveal to my conveyancer about the deal as it may adversely affect my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I have been on the look out for a ground for flat up to £245,000 and identified one close by in Stanwell I like with amenity areas and station in the vicinity, the downside is that it's only got 51 years unexpired on the lease. I can't really find anything else in Stanwell for this price, so just wondered if I would be making a grave error buying a short lease?

If you require a home loan the shortness of the lease will be an issue. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.