Are you able to suggest a Santander accepted Stanmore conveyancing practice who can have us moved in within 28 days? Would it be better to use a local Stanmore solicitor or a nationwide comparison site?
We would be happy to suggest some excellent Stanmore conveyancing firms. Another option is to visit the main road in Stanmore. Approach two or three firms and request to see a conveyancing solicitor for a fee estimate. Mention your time frames together with your reasons and ask for an assurance on your deadline. Select the one that you are most comfortable with.
As someone unfamiliar with the Stanmore conveyancing process what’s your top tip you can impart for the ownership transfer in Stanmore
Not many law firms or advisers will tell you this but conveyancing in Stanmore and elsewhere in North West London is an adversarial experience. Put another way, when it comes to conveyancing there is lots of opportunity for conflict between you and others involved in the legal transfer of property. For example, the vendor, selling agent and sometimes the lender. Choosing a lawyer for your conveyancing in Stanmore an important selection as your conveyancer is your adviser, and is the SOLE person in the transaction whose role it is to act in your best interests and to protect you.
Sometimes a third party with a vested interest will try and persuade you that it is in your interests to do things their way. For example, the estate agent may claim to be helping by suggesting your conveyancer is wrong. Or your mortgage broker may try to convince you to do something that is against your conveyancers guidance. You should always trust your lawyer above all other parties in the home moving process.
Me and my partner are buying a house in Stanmore. I might seem paranoid but how we can trust a solicitor? On the day of competition we will need to send funds into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We were going to get a AIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Stanmore solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Stanmore solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Stanmore solicitor on the Aldermore panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
We are planning on selling our home in Stanmore and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any high street Stanmore lawyer would know this is not the case. It does beg the question why the purchasers instructed a national conveyancing firm as opposed to a conveyancing solicitor in Stanmore. We have lived in Stanmore for 4 years we know that this is a non issue. Do we get in touch with our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
How does conveyancing in Stanmore differ for new build properties?
Most buyers of new build premises in Stanmore approach us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is constructed. This is because builders in Stanmore typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Stanmore or who has acted in the same development.
Are all Stanmore law firms on every bank conveyancing panel?
You can use our search tool or you can pop into your local bank branch in Stanmore. the probability is that they will know some good conveyancing solicitors in Stanmore