My fiance and I are purchasing property in Stafford. My lawyer is not listed on the lender approved list. Am I still permitted to use my Stafford conveyancing solicitor notwithstanding that they are excluded from the bank approved list?
Your options include
- Complete the purchase with your chosen Stafford solicitor but your bank will no doubt retain a lawyer on their approved list. This will result in additional charges together with potential frustration.
- Choose a new conveyancing practitioner to act in the purchase, obviously checking they are on the lender conveyancing panel.
- Convince your property lawyer to do everything possible to get listed on the lender’s conveyancing panel
At what point will exchange of contracts happen for domestic conveyancing in Stafford and do I need to be at the lawyers branch?
If you are in close proximity to one of the conveyancing solicitors in Stafford you are welcome to attend to sign documents. That being said, the lender approved solicitors we work with offer countrywide coverage for conveyancing and give as equally diligent and professional a job for you when dealing with you electronically. The signing of the contract is not when everything is set in stone. Signing on the dotted line is just a prerequisite for the conveyancer to address the formalities when the time is right, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Stafford)to be in the office available at the end of the phone to exchange contracts.
My Conveyancer in Stafford has never been on on the Birmingham Midshires Approved Panel. Can I still retain my prefered solicitor even though they are excluded from the Birmingham Midshires list of approved lawyers?
The limited options available to you here include:
- Carry on with your existing Stafford solicitors but Birmingham Midshires will need to instruct a lawyer on their panel. This will result in additional overall conveyancing charges and result in frustration.
- Get a new lawyer to act in the conveyancing, obviously checking they are on the Birmingham Midshires panel
I need some fast conveyancing in Stafford as I am faced with pressure to sign on the dotted line in less than 4 weeks. Thankfully I do not require a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
If.Given you are not getting a home loan you are at liberty not to do searches although no lawyer would advise that you don't. Drawing on our experience of conveyancing in Stafford the following are examples of what can arise and adversely affect future saleability: Enforcement Actions, Overdue Charges, Outstanding Grants, Unadopted Roads,...
I am buying my first flat in Stafford benefiting from help to buy. The sellers would not move on the price so I negotiated £7000 of extras instead. The sale representative suggested that I not reveal to my lawyer about the side-deal as it may adversely affect my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the encouragement of my in-laws I had a survey completed on a property in Stafford prior to instructing lawyers. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some mortgage companies may refuse to issue a loan on this type of property.
It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. If you call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Stafford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Stafford to see if the conveyancing will be more expensive.