Is the fact that my solicitor in Stafford is not identified on my bank's conveyancing panel that there is a problem with the standard of her work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Stafford conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
Can I be sure that the Stafford conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Stafford getting recommendations is a sensible 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 which is cheap as chips. We would always recommend that you speak with the solicitor carrying out your transaction.
The mortgage over my property is with Aldermore for my property in Stafford. Conveyancing has been completed a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Aldermore?
Your original mortgage agreement with Aldermore will provide that you need their approval in advance of renting your property as this is likely to be a breach of Aldermore’s mortgage conditions. It may be that Aldermore will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. You need not do this via a Aldermore conveyancing panel lawyer.
I've read lots 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 Stafford solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland 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 conveyancing practitioner 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 Stafford postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Stafford.
Will my solicitor be raising enquiries concerning flooding as part of the conveyancing in Stafford.
Flooding is a growing risk for lawyers dealing with homes in Stafford. Some people will buy a house in Stafford, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Conveyancers are not best placed to impart advice on flood risk, but there are a number of searches that may be carried out by the purchaser or on a buyer’s behalf which can figure out the risks in Stafford. The conventional set of completed inquiry forms supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the seller to find out if the property has suffered from flooding. In the event that flooding has previously occurred which is not notified by the owner, then a purchaser could commence a compensation claim as a result of such an incorrect answer. The buyer’s solicitors will also carry out an enviro search. This should indicate if there is a recorded flood risk. If so, additional investigations should be carried out.
How does conveyancing in Stafford differ for newly converted properties?
Most buyers of new build or newly converted property in Stafford approach us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is finished. This is because house builders in Stafford usually purchase the real estate, 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 accustomed to new build conveyancing in Stafford or who has acted in the same development.
We expect to complete the sale of our £150,000 garden flat in Stafford on Thursday in a week. The management company has quoted £360 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Stafford?
Stafford conveyancing on leasehold flats often involves the purchaser’s lawyer submitting enquiries for the landlord to address. Although the landlord is not legally bound to address these enquiries most will be willing to do so. They may charge a reasonable charge for answering enquiries or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is over three hundred pounds, in some transactions it is in excess of £800. The management information fee invoiced by the landlord must be accompanied by a summary of rights and obligations in respect of administration fees, without which the invoice is not strictly payable. In reality one has little option but to pay whatever is demanded if you want to complete the sale of your home.
Stafford Leasehold Conveyancing - Sample of Questions you should ask Prior to Purchasing
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Best to be warned whether fixing the lift or some other significant cost is due in the near future to be shared between the tenants and will materially impact the level of the maintenance costs or result in a one off invoice. What is the service charge and ground rent on the apartment? How long is the Lease?
It has taken forever and a day but a mortgage agreement from a lender for the refinancing of my 4 bedroom maisonette is due by the end of next week. Could you suggest a low cost remortgage conveyancing law firm in Stafford ?
You are on the wrong site if you are in need of a cheap conveyancing solicitors in Stafford. Our aim is to provide value for money conveyancing but we do not aim to work with the cheapest lawyers. Do not be fooled by brokers offering low cost conveyancing in Stafford.In your best case scenario, in opting for cheap conveyancing, you will end up with what you pay for and at worst you will end up paying a lot in additional fee and still not receive the service required.