My mortgage broker says he needs my Stratford lawyer’ panel reference for the HSBC conveyancing panel. What is the best way to find this out. I have called my local Stratford branch but they have not got back to me yet.
You are best placed to get this information from your Stratford conveyancing practitioner . Most Stratford conveyancing firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
It is is a decade since I acquired my home in Stratford. Conveyancing lawyers have now been retained on the sale but I can't find my title documents. Will this cause complications?
You need not be too concerned. First there is a chance that the deeds will be kept by the mortgage company or they could be in the possession of the conveyancers who handled your purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Most conveyancing in Stratford relates to registered property but in the rare situation where your home is unregistered it is more of a problem but is not insurmountable.
I have Fifty Six years left on my lease and need a lease extension for my apartment in Stratford. Conveyancing solicitors on the Chelsea Building Society panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 25/3/2024 the requirements read as follows :
If you had a top tip for choosing a conveyancing solicitor in Stratford what would it be?
Do not opt for the lowest Stratford conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. 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.
Is it the case that all Stratford conveyancing solicitors on the Yorkshire BS conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Yorkshire BS conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of banks do permit licenced conveyancers on their panel and in that case the firms would be governed by the CLC.
I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Stratford solicitor on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Leeds Building Society 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 Leeds Building Society mortgage from the register. Leeds Building Society, 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 Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who did the conveyancing in Stratford 4 years ago are no longer around. What are my options?
In today’s world there are copies made of almost everything, and your conveyancer will be aware precisely where to look for all the appropriate documentation so you can buy or dispose of your house without any difficulty. If duplicates are not available, your lawyer may be able to put in place insurance or indemnities against future claims on your property.
My fiance and I today found out that one of the partners of the solicitors acting on the purchase conveyancing in Stratford is an uncle of the owners that we are purchasing from. Is this acceptable?
Provided there is no conflict of interest this should be fine. If you are obtaining mortgage finance then the lender may have a say as many lenders have specific instructions concerning this. For example for RBS - Virgin One as of 25/3/2024, the requirements read as follows :