I have just been advised by my estate agent that my Stoke Park property lawyer is not on the bank Solicitor panel. How can I be sure if this is correct?
The first thing you need to do is to call your Stoke Park conveyancer. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
When will exchange of contracts take place for domestic conveyancing in Stoke Park and am I required to attend the solicitors branch?
If you are near to our conveyancing solicitors in Stoke Park you are invited in to sign documents. That being said, the firms we recommend provide countrywide coverage for conveyancing and provide as equally comprehensive and professional a job for you when dealing with you digitally. The signing of the contract is not the important part. A signed contract is necessary for the conveyancer to exchange contracts when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Stoke Park)to be in the office available at the end of the phone to exchange contracts.
We were going to get a DIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Stoke Park solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?
You will need to appoint Stoke Park solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Stoke Park property lawyer on the Clydesdale panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I am due to exchange contracts on my apartment. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Barclays are being difficult. The Stoke Park solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, no chain conveyancing. Stoke Park is the location of the property. Is there any advice you can impart?
Flying freeholds in Stoke Park are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stoke Park you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stoke Park may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
We have had DIP from Barclays who have advised that they will lend up to £300k. At what point do we need to instruct a solicitor for conveyancing? Stoke Park is where we plan to move to.
It would be wise to instruct a solicitor now requesting that they create a file for you. This will kickstart: 1) the selling agent to issue a Sales Memo to the relevant parties 2) the seller’s lawyer to send out the draft contract. That being said, do not ask your property lawyer to order searches until you receive your valuation report via Barclays and you are happy to move forward.