Me and my husband are buying a ground floor flat in Stanley. My property lawyer is not listed on the lender approved panel. Is it possible for me to appoint my Stanley conveyancing solicitor notwithstanding that they are excluded from the lender list of approved lawyers?
You have a number of options available to you here
- Proceed with your preferred Stanley lawyer but your mortgage company will need to retain a property lawyer on their approved list. The net result is additional cost and potential delay.
- Appoint a new property lawyer to conduct the conveyancing, obviously checking they are on the mortgage company conveyancing panel.
- Convince your property lawyer to do everything possible to get listed on the mortgage company conveyancing panel
I am in a contract race with another buyer for a property in Stanley. What can I do to speed up the buying process?
In the event that the seller is applying time constraints for your conveyancing we would recommend that your lawyer is familiar with the area as they will make use of local relationships and insight. It is even conceivable that they would have transacted previoushomes in the same neighbourhood. Therefore consider using a Stanley conveyancing firm. In addition, double check that the lawyer is on the lender panel. It is said that nearly one in five of Stanley conveyancing deals are held up or jeopardised after finding out that a buyer’s conveyancer was not on their mortgage lender’s member panel. This can often result in the legal transfer of property being delayed by as much as three weeks. It is said that this issue impacts approximately one hundred thousand home sales every year. Almost all Stanley conveyancing firms can not represent certain mortgage companies so do check as early as possible.
I am assisting my niece sell her house in Stanley. Does the conveyancing solicitor commission the EPC or should I organise this?
Following the demise of Home Packs, energy performance certificates was maintained a mandatory element of moving house. An EPC must be commissioned in advance of the property being advertised. This is not something that solicitors normally organise. Where you are using a Stanley conveyancing practitioner they may be willing to arrange energy performance certificates given their relationships with long established Stanley energy assessors
We previously appointed conveyancing lawyers based in Stanley on the Coventry BS solicitor approved list. They have just invoiced me a separate charge for handling the Coventry BS mortgage. Is this an additional conveyancing fee specified by Coventry BS?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancer may levy a fee for this. This charge is not set by Coventry BS but by your Stanley conveyancing practitioner. Some firms on the Coventry BS panel will quote ’dealing with mortgage’ fee but plenty of practices incorporate it on their overall fee.
At last I have had an offer on an apartment in Stanley accepted, but there is a chain. The owners have offered on on an apartment, however it’s not yet agreed to, and are looking at other flats in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Stanley. What do I do now? When do I get the mortgage application with RBS going?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then valuation, Stanley conveyancing search charges, etc). The first thing to do is ensure that your property lawyer is on the RBS approved list. Concerning the next steps this very much dictated by the circumstances of your case, attraction to the property and on the state of the market. During a rising market many purchasers would apply for the mortgage with RBS and arrange for the valuation and only if it comes back ok would they request their conveyancing practitioner to press on with the conveyancing in Stanley.
About to purchase a new build flat in Stanley. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Stanley
The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision.
Due to the encouragement of my in-laws I had a survey completed on a house in Stanley in advance of retaining conveyancers. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some lenders tend refuse to issue a loan on this type of premises.
It varies from the lender to lender. Lloyds has different requirements from Halifax. Should you wish to telephone us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Stanley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Stanley to see if the conveyancing costs will increase in light of this.
Given that I am about to spend hundreds of thousands of pounds on 3 bedroom house in Stanley I wish to talk to a solicitor concerning theconveyancing ahead of appointing the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor due to be carrying out your conveyancing in Stanley.There is no ‘factory style conveyancing’ - each client is unique person, not a case number. The solicitors that we put you in touch with believe that the figure you are quoted for residential conveyancing in Stanley should be the amount on the final invoice that you end up paying.