I am in the process of selling my house in Stanstead Abbotts and the EA has just text me to warn that the buyers are switching solicitor. The reason given is that the bank will only deal with solicitors on their approved list. Why would a leading lender only work with specific law firms rather the firm that they want to select for their conveyancing in Stanstead Abbotts ?
Lenders have always had an approved set of law firms that can act for them, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.
Lending institutions justify this action to a rise in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.
My partner and I have lately acquired a property in Stanstead Abbotts. We have since encountered a number of issues with the property which we believe were missed in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that needed to have been conducted for conveyancing in Stanstead Abbotts?
The question is not clear as to the nature of the problems and if they are relate to conveyancing in Stanstead Abbotts. Conveyancing searches and due diligence initiated during the legal transfer of property are supposed to help avoid problems. As part of the process, a seller fills in a form called a SPIF. answers ends up being incorrect, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Stanstead Abbotts.
I have todaydiscovered that Stirling Law have closed. They carried out my conveyancing in Stanstead Abbotts for a purchase of a leasehold apartment 18 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?
The easiest way to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Stanstead Abbotts conveyancing specialists.
My partner has urged me to instruct his lawyers for conveyancing in Stanstead Abbotts. Should I choose my own property lawyer?
Much as we are happy to recommend a Stanstead Abbotts conveyancing lawyer the best way to choose a conveyancing lawyer is to have recommendations from friends or family who have used the conveyancer that you are are thinking of instructing.
I am hoping to exchange soon on a garden flat in Stanstead Abbotts. Conveyancing lawyers have said that they will have a report out to me tomorrow. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Stanstead Abbotts should include some of the following:
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Defining your rights in relation to common areas in the block.E.G., does the lease provide for a right of way over an accessway or staircase? specifics of the parties to the lease, e.g. these could be the lessee, head lessor, landlord Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? if lease has a provision for a slush fund? What options are available to the landlord where you breach a clause of your lease?
Stanstead Abbotts Leasehold Conveyancing - A selection of Queries Prior to Purchasing
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What restrictions are there in the Stanstead Abbotts Lease? On the whole the outlay for major works are not built into the maintenance charges, albeit that a few managing agents in Stanstead Abbotts obliged tenants to contribute towards a sinking fund created for the specific intention of building a fund for major works. How many years remain on the lease?
I am purchasing a flat mortgage free. I have provided solicitor with two distinct forms of photographic ID, bank statement, endless utility bills. Now he needs a copy from a probate lawyer advising that the money is in order and that it has come from inheritance and not dealing E's in Ibiza.
In today’s world you will not be able to complete any Stanstead Abbotts conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Evidence of your source of funds is required under Money Laundering laws.