I was informed today by my IFA that my Stanmore the law firm I have appointed is not on the lender Solicitor panel. How can I be sure whether this is correct?
The best course of action for you to take is to call your Stanmore conveyancer. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they may recommend you to a Stanmore conveyancing practice that is on the conveyancing panel for your mortgage company.
We're in Stanmore, First timers buying with a mortgage (lender is Kent Reliance , and our lawyer is on the Kent Reliance conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Kent Reliance conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Can you help - my lawyer says that breach of easement insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Stanmore?
The right level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and The Royal Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such policies.
We had appointed conveyancing lawyers locally in Stanmore on the Co-operative solicitor approved list. They have just invoiced me an additional charge for dealing with the Co-operative mortgage. Is this an additional conveyancing fee specified by Co-operative?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your property lawyer is entitled to levy a fee for this. This charge is not set by Co-operative but by your Stanmore conveyancer. Plenty of firms on the Co-operative panel will quote an ‘acting for lender’ fee but some practices include it on their overall fee.
Intending to buy a flat in Stanmore. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale 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 Stanmore property lawyer is on the Clydesdale conveyancing panel.
What can a local search tell me regarding the house my wife and I purchasing in Stanmore?
Stanmore conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search company for instance Onsearch The local search is essential in every Stanmore conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your property. The search will provide information on, amongst other things, details on planning applications relevant to the premises (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 topic areas.
The deeds to my property can not be found. The lawyers who conducted the conveyancing in Stanmore 10 years ago have long since closed. What are my next steps?
You no longer need to hold title original deeds to establish that you own the land or property, given that the Land Registry have everything they need in a digital format.
Due to the input of my in-laws I had a survey completed on a property in Stanmore ahead of retaining lawyers. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some lenders will refuse to give a loan on this type of house.
It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. If you e-mail us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Stanmore. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Stanmore to see if the conveyancing costs will increase in light of this.