The Stanwell conveyancing firm handling our Stanwell conveyancing has spotted a difference when comparing the information in the home valuation report and what is revealed within the title deeds. My lawyer says that he needs to check that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s stance appropriate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
I am purchasing a property and need a conveyancing solicitor in Stanwell who is on the Chelsea Building Society conveyancing. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Chelsea Building Society in certain locations such as Stanwell. We dont recommend any particular firm.
We are buying a apartment in Stanwell. It might be a silly question but how we can trust a solicitor? At some point we will need to deposit our life savings into their account. What protection do we have from them run away with our money?
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.
I have today made my last payment due on my mortgage with TSB. I assume I don't need a Stanwell solicitor on the TSB panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
At last I have had an offer on an apartment in Stanwell accepted, the sellers do nevertheless have a connected purchase. The vendors have offered on somewhere, but it’s not yet agreed to, and are looking at other properties in the pipeline. I have instructed a nearby conveyancing solicitor in Stanwell. What do I do now? At what stage should I apply for the mortgage with Leeds Building Society?
It is usual to have concerns where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of one thousand pounds, then valuation, Stanwell conveyancing search costs, etc). The first course of action is to check that your conveyancer is on the Leeds Building Society approved list. Concerning the next stages this very much dictated by the specifics of your case, desire for the property and on the state of the market. During a buoyant market some home buyers would apply for a home loan with Leeds Building Society and arrange for the valuation and only if it comes back ok would they pay their solicitor to move forward with searches.
Will our lawyer be raising enquiries about flooding during the conveyancing in Stanwell.
Flooding is a growing risk for conveyancers carrying out conveyancing in Stanwell. Some people will purchase a house in Stanwell, completely expectant that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Solicitors are not best placed to offer advice on flood risk, but there are a various checks that can be initiated by the purchaser or by their lawyers which can give them a better understanding of the risks in Stanwell. The standard property information forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the owner to determine if the property has historically flooded. If flooding has previously occurred which is not disclosed by the owner, then a purchaser could bring a legal claim for losses as a result of such an misleading answer. A buyer’s lawyers will also commission an environmental report. This should disclose whether there is any known flood risk. If so, more detailed inquiries should be conducted.
How does conveyancing in Stanwell differ for new build properties?
Most buyers of new build residence in Stanwell approach us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is built. This is because builders in Stanwell typically buy the land, 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 used to new build conveyancing in Stanwell or who has acted in the same development.
My husband and I may need to let out our Stanwell garden flat for a while due to taking a sabbatical. We used a Stanwell conveyancing practice in 2001 but they have since shut and we did not have the foresight to get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
A lease dictates relations between the landlord and you the leaseholder; in particular, it will say if subletting is not allowed, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Stanwell do not contain subletting altogether – such a clause would adversely affect the market value the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a copy of the sublease.
Following years of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Stanwell. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Absolutely. We are happy to put you in touch with a Stanwell conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Stanwell property is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case related to 1 flat. The unexpired term as at the valuation date was 82.93 years.