Is there a reason to instruct a Hanley conveyancing solicitors firm given that online alternatives are easier on the wallet?
By all means make sure that you get 2 or 3 like-for-like quotes for conveyancing costs in Hanley and you should seek a competitive fee calculation but don’t waste your energy getting the lowest priced Hanley conveyancer. Finding the right conveyancer can be the distinction between a seamless and a frustrating home move. You need to ensure that you have expert guidance from a trusted lawyer. Emails can't replace a telephone call and can never replicate a one to one meeting. Our partner firms will allocate you a qualified and experienced conveyancing solicitor who can tackle your conveyancing from from the outset to completion, providing a level of personalised service that you rarely receive from an web based conveyancer. He or She will inform you on progress and keep you informed. Should it ever be necessary to call the firm you will know who to ask for and they will endeavour to make sure that you're not left wondering what's going on.
I own a freehold premises in Hanley but nevertheless pay rent, why is this and what is this?
It is rare for properties in Hanley and has limited impact for conveyancing in Hanley but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
I just bought a flat at auction in Hanley. Conveyancing is needed. What is next?
Given that you have now to all intents and purposes signed on the dotted line you now have to choose a conveyancing lawyer as a matter of urgency as you are facing a tight a fixed date to complete the transaction. An auction property will ordinarily have a bespoke auction set of papers. This will include most,if not all of the documents that your solicitor will need. Where you are dealing with leasehold premises the auction papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to a leasehold property. You must hand this to the conveyancer working for you as soon as possible. Do make sure that you have funds organised to complete the transaction on the set completion date.
We had appointed conveyancers based in Hanley on the Yorkshire BS solicitor approved list. They have just billed me an additional charge for handling the Yorkshire BS mortgage. Is this a supplemental conveyancing fee specified by Yorkshire BS?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your conveyancing practitioner is entitled to levy a fee for this. This fee is not set by Yorkshire BS but by your Hanley property lawyer. Plenty of firms on the Yorkshire BS panel will quote ’dealing with mortgage’ fee and others do not.
My offer was accepted on a property in Hanley on 30/9/2024, valuation was booked 4 days later, received a clean bill of health. Property lawyer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Principality and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Principality conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.
I used Wolstenholmes a few years ago for my conveyancing in Hanley. Now, I need the files however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hanley of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the encouragement of my in-laws I had a survey completed on a property in Hanley in advance of retaining solicitors. I have been advised that there is a flying freehold element to the house. My surveyor advised that some lenders tend refuse to give a loan on this type of house.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Nationwide. If you e-mail us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Hanley. Conveyancing will be smoother if you use a solicitor in Hanley especially if they are accustomed to such properties in Hanley.
When it comes to my conveyancing in Hanley should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Hanley conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the solicitor's time in submitting the funds this way.