There are numerous conveyancing solicitors in Great Stanmore but how do I know who's good?
We would encourage you not to go for the lowest Great Stanmore conveyancing fees. You really do get what you pay 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.
How can we tell if a Great Stanmore conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Great Stanmore seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer conducting your transaction.
The formalities of my remortgage has taken place for my property in Great Stanmore. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I got the keys to my flat on 8 October and my personal details are still not registered. Need I be worried? My conveyancing solicitor in Great Stanmore advises it will be recorded in a couple of weeks. Are properties in Great Stanmore particularly slow to register?
As far as conveyancing in Great Stanmore is concerned, registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can differ depending on who lodges the application, whether it is in order and whether the Land registry need to notify any third persons or bodies. At present roughly 80% of submission are completed within two weeks but some can be subject to protracted hold-ups. Historically registration is effected once the new owner has moved in to the premises so registration formalities is not typically top priority yet if there is a degree of urgency associated with the registration then you or your conveyancer should communicate with the Registry to express the reasoning for an expedited registration.
I am buying a new build house in Great Stanmore with a loan from Bank of Scotland. The developers would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not inform my solicitor about this side-deal as it may adversely affect my loan with Bank of Scotland. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I need to retain a conveyancing solicitor for remortgage conveyancing in Great Stanmore. I happened to land on a site which seems to have the perfect solution If it is possible to get all the legals completed via web that would be ideal. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Having checked my lease I have discovered that there are only Seventy years left on my lease in Great Stanmore. I am keen to get lease extension but my freeholder is can not be found. What options are available to me?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to demonstrate that you have made all reasonable attempts to track down the landlord. In some cases an enquiry agent may be helpful to carry out a search and to produce a report to be used as proof that the freeholder can not be located. It is advisable to get professional help from a property lawyer both on devolving into the landlord’s absence and the application to the County Court covering Great Stanmore.
After months of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Great Stanmore. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a missing landlord or where there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the LVT to arrive at the price.
An example of a Lease Extension matter before the tribunal for a Great Stanmore residence is 27B Hillside in February 2010. the resulting premium, all other aspects of the valuation having been agreed between the parties was set at £8,250 This case was in relation to 1 flat. The remaining number of years on the lease was 70.25 years.
Our conveyancing in Great Stanmore is completing this Friday, but the owners I am purchasing off wants to vacate on the Saturday at 2pm. Should I agree to such a idea?
Where you require a loan then your conveyancer will demand that you have vacant possession on Friday - the lender will insist on it.