Is it the case that all Stoke Park solicitor firms on the Principality conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Principality approved list of solicitors they would need to be governed by the SRA. The majority of banks do permit licenced conveyancers on their panel in which case such organisation would be regulated by the CLC.
I have paid off my mortgage with Principality. I assume I don't need a Stoke Park conveyancing practitioner on the Principality panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
I have instructed a Stoke Park solicitor having checked that they are on the Clydesdale conveyancing panel. Does my lawyer arrange the survey of the property?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Stoke Park postcode. As you are getting a mortgage with Clydesdale, you could contact them to see if they have a list of approved surveyors in Stoke Park.
Should my solicitor be raising questions concerning flooding during the conveyancing in Stoke Park.
Flooding is a growing risk for solicitors conducting conveyancing in Stoke Park. There are those who acquire a house in Stoke Park, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Solicitors are not qualified to give advice on flood risk, but there are a numerous checks that may be initiated by the buyer or by their conveyancers which should give them a better understanding of the risks in Stoke Park. The standard information supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a usual question of the owner to find out whether the property has historically flooded. In the event that the residence has been flooded in past and is not revealed by the vendor, then a purchaser may bring a legal claim for losses resulting from an misleading answer. A buyer’s lawyers should also conduct an environmental search. This will reveal if there is a recorded flood risk. If so, additional inquiries will need to be carried out.
About to purchase a new build flat in Stoke Park. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Stoke Park
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants.
I decided to have a survey completed on a house in Stoke Park prior to retaining solicitors. I have been advised that there is a flying freehold element to the property. My surveyor advised that some mortgage companies may not issue a mortgage on such a premises.
It depends who your proposed lender is. Bank of Scotland has different instructions from Halifax. Should you wish to call us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Stoke Park. Conveyancing will be smoother if you use a solicitor in Stoke Park especially if they regularly deal with such properties in Stoke Park.
How can the Landlord & Tenant Act 1954 impact my business premises in Stoke Park and how can you help?
The particular law that you refer to affords security of tenure to business lessees, granting the dueness to apply to court for a continuation of occupancy when the lease comes to an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and help with commercial conveyancing in Stoke Park
Me and my fiance have recently had an offer agreed on a flat and had an appointment on Wednesday with HSBC for the mortgage. They warned me that when it comes to choosing a conveyancing practitioner that unless they are on their approved list of solicitors then we will incur a further charge of about two hundred pounds. This is because they will then have to select a solicitor to act for them as well as the one we select on our behalf and we are liable for their fees. I have asked HSBC to supply me with a list so I can seek quotes only from their approved solicitors but was told that I need to check with each individual conveyancer to see if they are on the panel. Is there a list online?
Ask HSBC what their criteria for panel membership is for a solicitor.Thereafter ask the solicitor of your choice whether they meet the criteria and have they acted on loans for HSBC previously. If the answer to those is yes, then just clarify this with HSBC. Another option is to use our search facility and we may be able to locate a conveyancing practitioner in Stoke Park on the panel for HSBC.