My conveyancer has uncovered a defect with the lease for the flat we are purchasing in Great Stanmore. The other side have suggested defective title insurance as a workaround. We are content with insurance and will pay for it. Our solicitor says that he must ensure that the mortgage company is content with this solution. Who is the client here, us or the mortgage company ?
Notwithstanding that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the lender are the client. These conveyancing instructions have to be complied with.
Completed the sale of my flat in Great Stanmore last December yet the purchaser is calling every few hours complaining that his lawyer needs to hear from mysolicitor. What should have happened following completion?
Following your house sale your conveyancer should forward the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. If applicable, your solicitor should also confirm that the mortgage has been paid off to the purchasers lawyers. There are no post completion steps peculiar conveyancing in Great Stanmore.
There is lots of here concerning conveyancing in Great Stanmore but can you isolate your top tip for finding the right conveyancer in Great Stanmore
Do not opt for the cheapest 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 know exactly what you’ll have to pay in ahead of time.
I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Great Stanmore building society branch on a couple of occasions and was told they are content with the situation and they will lend. My Great Stanmore conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they would not lend based on their published requirements. I simply don't know who is right.
Your conveyancing practitioner must comply with the Council of Mortgage Lenders’ Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Great Stanmore solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS 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. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Great Stanmore postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Great Stanmore.
Hoping to buy a property located in Great Stanmore and I am already nervous. I couldn't find anything specific about Great Stanmore. Conveyancing will be needed in due course but do you know about the Great Stanmore area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Great Stanmore. In the meantime here are some basic statistics that we found
My husband and I are 17 days into a leasehold purchase having been directed to conveyancers by the estate agent to perform conveyancing in Great Stanmore. We are not happy. Can you help me find new solicitors?
They would need to be really bad in order to consider diss instructing them. Has your loan offer been generated? If so you need to inform them of the new contact details and have the offer are issued to the new lawyers. Your new solicitor ideally needs to be on the banks panel to avoid supplemental expenses and delays. That should be your starting point. Our search tool should help you find a lender approved solicitor for your home move in Great Stanmore
I acquired a flat in Great Stanmore last 14/8/2024 and to date it is still not recorded with HMLR. It was part of a new estate and my conveyancer told me that it may take over a year to complete the registration formalities. I have called HM Land Registry directly and they say that the original application was cancelled due to failure to reply to requisitions. What can I do?
It is your solicitor that you must contact in order to satisfy any questions which have been raised as part of the registration process for your Great Stanmore property. Normal Great Stanmore conveyancing practice includes an undertaking on the part of the vendor’s conveyancing practitioner that they will assist in resolving any requisition raised by HMLR so it may be a case of seeking to enforce that undertaking in some way.