I plan on purchasing a maisonette in Stafford. My Conveyancer is not listed on the mortgage company conveyancing list. Am I still permitted to use my Stafford conveyancing solicitor even though they are not on the mortgage company approved list?
You have a number of choices available to you here
- Carry on with your existing Stafford conveyancer but your lender will need to use a property lawyer from their conveyancing panel. This will result in additional cost together with likely frustration.
- Appoint a fresh lawyer to act in the purchase, ensuring that they are on the mortgage company conveyancing panel.
- Convince your solicitor to pull out all the stops to get listed on the lender’s conveyancing panel
My brother and I have lately purchased a house in Stafford. We have since encountered a number of issues with the property which we consider were missed in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been carried out as part of conveyancing in Stafford?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Stafford. Conveyancing searches and investigations undertaken during the buying process are supposed to help avoid problems. As part of the process, the vendor completes a form referred to as a Seller’s Property Information Form. If the information ends up being misleading, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Stafford.
I own a freehold property in Stafford yet invoiced for rent, why is this and what is this?
It is rare for properties in Stafford and has limited impact for conveyancing in Stafford 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 generation of new rentcharges from 1977 onwards.
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.
How does conveyancing in Stafford differ for newly converted properties?
Most buyers of new build residence in Stafford contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is completed. This is because house builders in Stafford usually acquire the land, 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 conveyancing solicitors 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 Stafford or who has acted in the same development.
Is it possible to switch conveyancer as I have to instruct a firm on the Birmingham Midshires conveyancing panel. I instructed a high street conveyancing solicitor in Stafford round the corner but she is not approved by Birmingham Midshires
We will our best to assist in finding you a conveyancing solicitor in Stafford on the Birmingham Midshires panel. Please note that the law firms that we work with do not pay us commission if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Stafford. In utilising search facility on this site, you can scrutinise charges for conveyancing solicitors in Stafford and beyond.
My step-father has urged me to instruct his lawyers for conveyancing in Stafford. Do I follow his advice?
Much as we are happy to recommend a Stafford conveyancing lawyer the best way to find a conveyancing practitioner is to get feedback from friends or family who have used the conveyancer you're are thinking of instructing.