Some advice if I may. My Stony Stratford lawyer is assuring me that she is duty bound toapply for Stony Stratford conveyancing searches resulting from the fact thatthe firm are on the Nat Westsolicitor panel. Is my conveyancer right?
You have limited options available to you. Given that you are taking out a loan with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Stony Stratford conveyancing searches.
Please help - my lawyer says that chancel insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Stony Stratford?
The right level of chancel indemnity insurance should be dictated by who your lender. It would differ for example between Barclays and The Mortgage Works. Conveyancing practitioners as opposed to members of the public take out such policies.
We expect to receive a DIP from Principality this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Principality recommend any Stony Stratford solicitors on the Principality conveyancing panel, or is it better to go independently?
You will need to appoint Stony Stratford solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Stony Stratford property lawyer on the Kent Reliance panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
We are selling our property in Stony Stratford and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed an online conveyancing practice rather than a conveyancing solicitor in Stony Stratford. Having lived in Stony Stratford for six years we know that this is a non issue. Should we contact our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
It has been five months following my purchase conveyancing in Stony Stratford concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am looking for a leasehold apartment up to £195,000 and found one round the corner in Stony Stratford I like with a park and transport links nearby, however it only has 52 years unexpired on the lease. I can't really find anything else in Stony Stratford in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a home loan the shortness of the lease may be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of twenty four months you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.
Is planning permission required to split a single dwelling into two flats in Stony Stratford? This has occurred to a property opposite to my home in Stony Stratford and was unaware of it happening until it was finished.
Planning Permission yes. Building Regulations yes.