My IFA has asked me for my Stanley law firm’s panel reference for the Nationwide conveyancing panel. What is the best way to obtain this. I have e-mailed my local Stanley office but they don't know it.
You are best placed to get this information from your Stanley conveyancer . Most Stanley law practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
If you had a top tip for choosing a conveyancing solicitor in Stanley what would it be?
Do not opt for the lowest Stanley conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
After months of negotiation I have agreed a price on an apartment in Stanley. My financial adviser suggested a conveyancer. I paid an on account payment of £175. A couple of days later, the lawyer contacted me embarrassingly acknowledging that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
About to purchase maisonette in Stanley. 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 Yorkshire BS 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 Stanley conveyancing practitioner is on the Yorkshire BS conveyancing panel.
I require fast conveyancing in Stanley as I am under pressure to sign on the dotted line within one month. Luckily I do not require a mortgage. Can I escape the need for conveyancing searches to save money and time?
If.Given you are not taking a home loan you are at liberty not to have searches carried out although no conveyancer would recommend that you don't. With plenty of history conveyancing in Stanley the following are examples of issues that can arise and therefore impact market value: Enforcement Actions, Overdue Fees, Outstanding Grants, Unadopted Roads,...
In surfing the world wide web for the words conveyancing in Stanley it reveals numerous property lawyersin the area. With so much choice what is the best way to find the right conveyancer for me?
The preferential way of choosing a suitable conveyancer is through a personal recommendation, so enquire of colleagues and family who have bought a property in Stanley or the local estate agent or mortgage broker. Costs for conveyancing in Stanley differ, so it's advisable to request at least three costs illustrations from different companies. Dont forget to clarify that the fees are fixed.
What advice can you give us when it comes to finding a Stanley conveyancing practice to deal with our lease extension?
When appointing a solicitor for lease extension works (regardless if they are a Stanley conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with two or three firms including non Stanley conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:
What are the legal fees for lease extension work?
I inherited a leasehold flat in Stanley, conveyancing having been completed April 1996. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Stanley with an extended lease are worth £206,000. The ground rent is £45 charged once a year. The lease expires on 21st October 2087
With only 67 years unexpired we estimate the premium for your lease extension to be between £10,500 and £12,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.
After what feels like an age I have had an offer on an apartment in Stanley agreed to, but there is a chain. The current proprietors have offered on a flat, but it’s not yet agreed to, and are looking at other apartments booked. I have instructed a nearby conveyancing lawyer in Stanley. What should be my next step? At what point do I apply for the mortgage with UBS?
It is normal to have anxieties where there is an associated chain given your reluctance to incur costs prematurely (mortgage application is approx £1k, then valuation, Stanley conveyancing search fees, etc). First, you should check that your conveyancing practitioner is on the UBS approved list. As to the subsequent steps this very much dictated by the uniqueness of your transaction, desire for this property and on the state of the market. During a hot market some purchasers would apply for the mortgage with UBS and arrange for the valuation and only if it comes back ok would they request their conveyancer to proceed with the conveyancing in Stanley.