Me and my husband are acquiring a ground floor flat in Stratford. My Conveyancer is not on the bank conveyancing panel. Can I still continue with my Stratford conveyancing solicitor notwithstanding that they are excluded from the bank list of approved lawyers?
You have numerous choices available to you here
- Complete the deal with your chosen Stratford conveyancing practitioner but your mortgage company will no doubt appoint a conveyancer on their approved list. The net result is additional fees and probable frustration.
- Get a new conveyancing practitioner to act in the purchase, ensuring that they are on the mortgage company conveyancing panel.
- Appeal to your lawyer to attempt to join the mortgage company panel
I am buying a 3 bedroom semi in Stratford. Our aim is to convert the garage to a playroom at the property.Will legal work on the property involve enquiries to determine if these alterations were previously refused?
Your conveyancer should check the deeds as conveyancing in Stratford can on occasion reveal restrictions in the title documents which prohibit certain works or require the permission of a 3rd party. Many works call for local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
My wife and I are at the point of viewing flats in Stratford and I am about to put in an offer. Should I already have a property lawyer appointed at this point? I will be getting a mortgage with Co-operative.
It would be wise to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are obtaining a mortgage with Co-operative, ask your prospective lawyers if they are on the Co-operative conveyancing panel otherwise they can't do the mortgage legal work.
Planning on purchasing a apartment in Stratford. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Stratford lawyer is on the Clydesdale conveyancing panel.
Various web forums that I have visited warn that are the primary cause of delay in Stratford house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not feature within the common causes of delays in the conveyancing process. Local searches are unlikely to feature in any slowing down conveyancing in Stratford.
How does conveyancing in Stratford differ for new build properties?
Most buyers of new build premises in Stratford approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is finished. This is because developers in Stratford usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Stratford or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a house in Stratford before retaining conveyancers. I have been told that there is a flying freehold overhang to the house. My surveyor has said that some banks tend not give a loan on this type of property.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Stratford. Conveyancing may be slightly more expensive based on your lender's requirements.
I'm selling a flat in Stratford. I have found my conveyancer's company on the CLC list, but I can't find my conveyancer's name as listed on the regulator's website. Is this a big problem?
Not every individual in the practice must be listed by the regulator. As long there is a manager qualified to 'oversee' the transaction, the actual day-to-day activity can be undertaken by unlicensed staff.