Am I correct in assuming that the fact that my solicitor in Stocksfield is not listed on my bank's solicitor panel that there is a problem with the quality of her conveyancing?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Stocksfield conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
We are looking to buy a flat and require a conveyancing solicitor in Stocksfield who is on the Co-operative solicitor panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Stocksfield.
A friend advised me that if I am purchasing in Stocksfield I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Stocksfield conveyancing searches. It is a large document of more than thirty pages, listing and setting out important information about Stocksfield around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information regarding Stocksfield.
Me and my brother purchased a terraced Victorian house in Stocksfield. Conveyancing practitioner represented me and Virgin Money. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold with the matching property. Is it worth asking Virgin Money to clarify?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Stocksfield and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing solicitor who conducted the purchase.
What advice can you give us when it comes to choosing a Stocksfield conveyancing firm to carry out our lease extension conveyancing?
When appointing a solicitor for lease extension works (regardless if they are a Stocksfield conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of work. We suggest that you speak with two or three firms including non Stocksfield conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:
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Can they put you in touch with clients in Stocksfield who can give a testimonial?
Stocksfield Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to Purchasing
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It is important to be aware if a new roof is being installed or some other major work is pending that will be shared between the leasehold owners and may well dramatically increase the the maintenance fees or require a specific payment. What is the length of the lease? Are any of leasehold owners in dispute over their service charge payments?
My fiance and I are hoping to buy a three room apartmentin Stocksfield with a residential mortgage from a mortgage company. We would like to retain our conveyancer in Stocksfield but our lender inform us now that she’s not listed on their "panel". Apparently we need to choose one of the our bank panel firms or stay with our Stocksfield conveyancer and incur the extra legals for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. The bank home loan issued is subject to its terms and conditions, one of which will be that lawyers will on the lender's conveyancing panel. Until recently, most banks had large numbers of law firms on their panels, including almost all conveyancing solicitors in Stocksfield : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for your lender.