Please explain the implications if my solicitor is removed from the Yorkshire BS Solicitor panel ahead of completing my conveyancing in Stone Cross?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
We previously chose conveyancers based in Stone Cross on the Nottingham solicitor panel. They are now charging me a supplemental sum for the legal aspects of the Nottingham mortgage. Is this a supplemental conveyancing fee set by Nottingham?
Provided it is contained in their Terms of Engagement or estimate then yes your property lawyer is entitled to levy a fee for this. The charge is not dictated by Nottingham but by your Stone Cross property lawyer. Numerous firms on the Nottingham panel will levy ’dealing with mortgage’ fee and others do not.
My wife and I have arranged the release of further monies on our home loan from UBS as we want to conduct renovations to our property in Stone Cross. Are we obliged to choose a nearby Stone Cross solicitor on the UBS conveyancing panel to handle the paperwork?
UBS would not normally require firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS panel.
We were going to get a DIP from Lloyds this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Lloyds recommend any Stone Cross solicitors on the Lloyds conveyancing panel, or is it better to go independently?
You will need to appoint Stone Cross solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
What will a local search inform me concerning the house we're purchasing in Stone Cross?
Stone Cross conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations for example Xpress Legal The local search plays an important part in many a Stone Cross conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your new home. The search will provide data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
I decided to have a survey done on a house in Stone Cross before retaining lawyers. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some lenders tend refuse to issue a mortgage on such a home.
It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. If you contact us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Stone Cross. Conveyancing will be smoother if you use a solicitor in Stone Cross especially if they regularly deal with such properties in Stone Cross.
I today plan to offer on a house that appears to meet my requirements, at a great figure which is making it more attractive. I have just discovered that the title is leasehold as opposed to freehold. I am assuming that there are issues purchasing a leasehold house in Stone Cross. Conveyancing advisers have are about to be appointed. Will they explain the issues?
The majority of houses in Stone Cross are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are buying in Stone Cross so you should seriously consider shopping around for a Stone Cross conveyancing practitioner and be sure that they are used to advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example obtaining the landlord’spermission to conduct alterations. It may be necessary to pay a service charge towards the upkeep of the communal areas where the property is located on an estate. Your lawyer should report to you on the legal implications.