I had intended to instruct a property lawyer in Stanwell for our house purchase. Our broker informed us that our bank Alliance & Leicester won't deal with them. Why is this not regarded as unfair competition?
Mortgage Companies ordinarily restrict either the category or the number of conveyancing practices on their approved list of lawyers. Typical examples of such restriction(s) being that a law practice must have two or more partners. As well as restricting the profile of firm, some have decided to limit the number of firms they permit to represent them. Be aware that Alliance & Leicester have no responsibility for the quality of advice provided by any member of Alliance & Leicester Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels a few years ago even though there are mixed opinions about the level of solicitor involvement in some of that fraud. Figures from the Land Registry reveal that plenty of law firms, including some in or near Stanwell only carry out one or two conveyances a year.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Stanwell?
There are many registered licenced Conveyancers in Stanwell and Solicitor practices in Stanwell who can help with your conveyancing We would stress that the two are regulated professionals specialising in the legal work in the home buying process. They may both also handle other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
Does a directory service exist listing Nationwide panel conveyancers in Stanwell on the UK Finance Lenders’ Handbook Website?
No. There is no such tool on the CML or Building Society Association websites. Very few lending institutions make their panel listings visible on the web. Where you are in need of a Stanwell lawyer on the Nationwide please use our facility.
I recently had an offer accepted on an apartment in Stanwell. My mortgage broker recommended their conveyancers. I paid an upfront payment of £175. Not long after, the lawyer called me sheepishly admitting that they were not on the Virgin Money 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 Virgin Money 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.
Just had an offer accepted on a new build apartment in Stanwell. Conveyancing is necessary evil 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 conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Stanwell
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Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Given that I am about to spend over three hundred thousand on a garden flat in Stanwell I wish to have a conversation with the solicitor about mytransaction ahead of giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer who will be conducting your property ownership legalities in Stanwell.There is no ‘factory style conveyancing’ - every client is an important individual, not a case reference. The solicitors that we put you in touch with believe that the figure you are quoted for your conveyancing in Stanwell should be the amount on the final invoice that you are charged.
I am in need of some leasehold conveyancing in Stanwell. Before diving in I require certainty as to the number of years remaining on the lease.
Assuming the lease is registered - and almost all are in Stanwell - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
My wife and I have hit a brick wall in trying to reach an agreement for a lease extension in Stanwell. Can the Leasehold Valuation Tribunal adjudicate on premiums?
You certainly can. We can put you in touch with a Stanwell conveyancing firm who can help.
An example of a Lease Extension case 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 was 82.93 years.
I am purchasing a ground floor apartment in Stanwell. Conveyancing lawyer is waiting for, from the vendor, building insurance paperwork. This morning I was informed that the seller must send the insurance documents for the flat above in addition. Why would my conveyancing practitioner want to check the insurance for the other flat? Is it really necessary? We have been waiting for the previous month…
It is not unheard of in leasehold conveyancing in Stanwell to find Conveyancing in Stanwell in a minority of cases reveals that the lease obliges the leasehold owners to insure their individual flats rather than the landlord insuring the entire property - which is definitely preferable. Do double check with your conveyancing practitioner but it would appear that your conveyancer is seeking to verify that the entire building is insured. Insuring your apartment is no help when it comes to rebuilding after a fire if the other flat cannot be reinstated for lack of insurance cover.