Are the BSA planning on creating a searchable register to list law firms on the Loughborough BS conveyancing panel for example in Great Stanmore?
We would not expect to be advised of any intention on the part of the BSA to develop such a search facility.
If you had a top tip for selecting a conveyancing solicitor in Great Stanmore what would it be?
We would encourage you not to go for the cheapest Great Stanmore conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. 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 advance.
It is unclear whether my lender requires a lease extension. I have called my Great Stanmore bank branch on various occasions and was told it does not impact the mortgage offer 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 specific requirements. Who do I believe?
The lawyer has to follow the CML Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
After shopping around on the internet I have found a Great Stanmore conveyancer having checked that they are on the Nottingham conveyancing panel. Does my lawyer arrange the survey of the property?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham 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 lawyer 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 Nottingham, you could contact them to see if they have a list of approved surveyors in Great Stanmore.
Will my conveyancer be raising enquiries concerning flooding during the conveyancing in Great Stanmore.
Flooding is a growing risk for solicitors conducting conveyancing in Great Stanmore. There are those who purchase a house in Great Stanmore, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Conveyancers are not qualified to impart advice on flood risk, but there are a various checks that may be carried out by the purchaser or by their solicitors which should figure out the risks in Great Stanmore. The standard completed inquiry forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard question of the owner to determine if the premises has ever been flooded. In the event that the premises has been flooded in past which is not revealed by the owner, then a purchaser may commence a legal claim for losses resulting from an inaccurate response. A buyer’s conveyancers will also conduct an environmental report. This will disclose if there is a recorded flood risk. If so, further inquiries will need to be made.
Due to the encouragement of my in-laws I had a survey completed on a property in Great Stanmore before retaining conveyancers. I have been advised that there is a flying freehold aspect to the house. The surveyor advised that some banks tend refuse to issue a mortgage on a flying freehold home.
It depends who your proposed lender is. Santander has different instructions from Nationwide. Should you wish to telephone us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Great Stanmore. Conveyancing may be slightly more expensive based on your lender's requirements.
I need to instruct a conveyancing solicitor for remortgage conveyancing in Great Stanmore. I have discover a site which seems to have the ideal offering If it is possible to get all this stuff done via web that would be ideal. Should I be wary? What are the potential pitfalls?
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?
My partner and I may need to sub-let our Great Stanmore ground floor flat for a while due to a career opportunity. We used a Great Stanmore conveyancing firm in 2004 but they have since shut and we did not think at the time get any advice as to whether the lease allows us to sublet. How do we find out?
Some leases for properties in Great Stanmore do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Great Stanmore conveyancing firm to assist?
if there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to assess the amount due.
An example of a Lease Extension decision for a Great Stanmore flat 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 related to 1 flat. The unexpired residue of the current lease was 70.25 years.