I am hoping to receive a mortgage offer from Halifax. I hope to instruct a Licensed Conveyancer in Stockton Heath. Does the Halifax Solicitor panel include conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
We are planning to acquire a property and need a conveyancing solicitor in Stockton Heath who is on the Aldermore solicitor panel. Could you point me in the right direction as regards a 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 Aldermore . We don't recommend any particular firms conducting conveyancing in Stockton Heath.
When scouring mumsnet.com for a high-quality solicitor in Stockton Heath, most post that I should look for a CQS assured lawyer. What is CQS?
Stockton Heath Conveyancing Quality Scheme solicitors have achieved certification under the Law Society's Scheme (CQS) The Law Society introduced CQS to promote high standards in the in the legal transfer of properties. CQS helps home movers to identify solicitor firms who provide a quality residential conveyancing. Stockton Heath is one of the many areas in England and Wales in which CQS have a presence. The scheme requires practices to undergo a strict assessment, compulsory training, self-certification, random audits and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Building Societies Association.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Stockton Heath property lawyer on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Stockton Heath. I have a mortgage offer with UBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
After months of negotiation I have agreed a price on a house in Stockton Heath. My mortgage broker pressured me to appoint their lawyer. I paid an on account payment of £150. Soon after, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Yorkshire BS 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 Yorkshire BS 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.
A relative suggested that where I am purchasing in Stockton Heath 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?
This is a search is sometimes quoted for as part of the standard Stockton Heath conveyancing searches. It is a large document of more than thirty pages, listing and detailing important information about Stockton Heath 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 House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data concerning Stockton Heath.
My husband and I are new on the property ladder - agreed a price, but the selling agent advised that the seller will only proceed if we use their chosen solicitors as they need an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer with experience of conveyancing in Stockton Heath
We suspect that the owner is unaware of this request. Should the owner require ‘a quick sale', alienating a motivated purchaser is not the way to achieve this. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you will continue to appoint your own,trusted Stockton Heath conveyancing firm - not the ones that will earn their estate agent a commission or hit his conveyancing targets demanded by HQ.