I am obtaining a offer of a home loan from Nat West. My intention is to employ the services of a Licensed Conveyancer in Stonehouse. Does the Nat West Solicitor panel allow for conveyancers regulated by the CLC?
The Nat West conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
Me and my partner are soon to exchange on the purchase of a property in Stonehouse but as a consequence of damage from a small fire at the property I have was able negotiate recompense from the current proprietors of six thousand pounds by way of a deduction in the price. I had intended this to be dealt with as part of amending the contract but Skipton are not allowing this. Should they have been informed?
Any conveyancer being on a Skipton conveyancing panel is obliged to advise Skipton of any changes to the sale price. If you prohibit your lawyer to report the price change to Skipton then they would have to discontinue acting for you. In addition, Skipton and you would have to appoint a new property lawyer for your conveyancing in Stonehouse.
Completed the sale of my flat in Stonehouse last January yet the purchaser is SMS messaging daily to say his solicitor needs to hear from mine. What should have happened following completion?
After completion of your disposal your solicitor should deliver the transfer documentation and all additional paperwork to the purchaser's lawyers. If applicable, your lawyer should also send confirmation that the legal charge in favour of the lender has been paid off to the purchasers solicitors. There are no post completion requirements specific conveyancing in Stonehouse.
I can see plenty of here about conveyancing in Stonehouse but can you isolate your top tip for selecting the right conveyancer in Stonehouse
It would be unwise to be tempted by the lowest Stonehouse conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Stonehouse solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS 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. You may wish to consider appointing your own Stonehouse surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have finally had an offer on an apartment in Stonehouse accepted, but there is a chain. The sellers have offered on a property, however it’s not yet agreed to, and have viewings of other properties in the pipeline. I have instructed a high street conveyancing solicitor in Stonehouse. What should be my next step? At what stage should I apply for the mortgage with Bank of Ireland?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then valuation, Stonehouse conveyancing search charges, etc). First, you must check that your conveyancing practitioner is on the Bank of Ireland conveyancing panel. Concerning the next stages this very much depends on the circumstances of your case, attraction to the property and on the state of the market. During a buoyant market some buyers would apply for a home loan with Bank of Ireland and pay for the valuation and only if it comes back ok would they ask their solicitor to move forward with the conveyancing in Stonehouse.
I used Arc property Solicitors several years ago for my conveyancing in Stonehouse. I now require my file but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Stonehouse of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a flat up to £305k and identified one round the corner in Stonehouse I like with open areas and transport links in the vicinity, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Stonehouse for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.