I am in need of a property lawyer. Should I go for for a national conveyancer as opposed to a family Street conveyancing lawyer?
On the whole conveyancing solicitors in your area will have excellent alliances with your local authority, which could help with your Street conveyancing searches that your conveyancer will require on your transaction. It also helps if they enjoy strong rapport with the Local Land Registry Office your area Street, other lawyers in the location and Street Estate Agents.
We are nearing an exchange on a flat in Street and my parents have transferred the exchange deposit to my solicitor. I am now advised that as the deposit has been sent from someone other than me my conveyancer needs to disclose this to my bank. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is not just from me. I informed the bank about my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
Your conveyancing practitioner is obliged to check with mortgage company to ensure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
It is a dozen years since I purchased my home in Street. Conveyancing solicitors have now been retained on the sale but I am unable to track down the title deeds. Will this cause complications?
Don’t worry too much. Firstly the deeds may be with the mortgage company or they may be archived with the solicitor who acted in the purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Most conveyancing in Street involves registered property but in the rare situation where your property is not registered it is more of a problem but is not insurmountable.
Should I be suspicious that estate agents that I am dealing with are suggesting a nationwide conveyancing firm as opposed to a local Street conveyancing practice?
As is the case with lots of service providers, often recommendations from family and friends can be most helpful. Nevertheless there are many people with a vested interest in a conveyancing transaction; estate agents, financial adviser and lenders may recommend solicitors to choose. Sometimes these conveyancers might be known to one of the organisations as being good in their field, but sometimes there exists a commercial relationship behind the recommendation. You are at liberty to select your own conveyancer. You need to be aware that many lenders have an approved list of lawyers you have to use for the mortgage aspect of your conveyancing.
At what stage do I cover the costs of stamp duty chargeable for my Street flat purchase?
Most solicitors tend to complete a stamp duty return on your behalf as part of your Street purchase transaction for you to sign. After completion your conveyancer will submit your STL Return Form to the Inland Revenue and - assuming they have the money - discharge any tax bill payable for you.