We are purchasing a house in Stafford. It might be a silly question but how we can trust a solicitor? On the day of competition we will need to put funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am assisting my niece sell her property in Stafford. Will the conveyancing solicitor commission an energy performance certificate or should I organise this?
Following the abolition of HIPs, energy performance certificates was left as a required component of moving property. An energy assessment should be to hand before the property is advertised. It is not a task that law firms normally arrange. Where you are using a Stafford conveyancing practitioner they may be able to arrange EPC’s given their relationships with long established Stafford assessors
Planning on purchasing a apartment in Stafford. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Stafford conveyancer is on the Coventry BS conveyancing panel.
Will my solicitor be raising questions regarding flooding as part of the conveyancing in Stafford.
Flooding is a growing risk for lawyers dealing with homes in Stafford. There are those who purchase a house in Stafford, fully expectant that at some time, it may be flooded. However, aside from 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 property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to offer advice on flood risk, but there are a numerous checks that can be undertaken by the buyer or by their conveyancers which will give them a better understanding of the risks in Stafford. The conventional set of information supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to determine whether the premises has suffered from flooding. If flooding has previously occurred and is not disclosed by the vendor, then a buyer may issue a claim for damages resulting from an misleading answer. The purchaser’s conveyancers will also commission an environmental report. This will higlight whether there is any known flood risk. If so, more detailed inquiries will need to be initiated.
Over the last few months I have been searching for a ground for flat up to £245,000 and found one round the corner in Stafford I like with open areas and railway links nearby, the downside is that it's only got 49 remaining years left on the lease. There is not much else in Stafford for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a mortgage the shortness of the lease will be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
My uncle has recommend that I use his lawyers for conveyancing in Stafford. Do I take his recommendation?
There are no two ways about it the ideal way to find a conveyancing practitioner is to seek guidance from friends or family who have actually used the firm you're considering.
There are only Seventy years remaining on my flat in Stafford. I need to extend my lease but my landlord is can not be found. What options are available to me?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. However, you will be required to prove that you have used your best endeavours to track down the lessor. On the whole a specialist may be useful to carry out a search and to produce a report to be used as evidence that the landlord can not be located. It is advisable to get professional help from a solicitor in relation to investigating the landlord’s disappearance and the application to the County Court overseeing Stafford.
Leasehold Conveyancing in Stafford - A selection of Questions you should ask before Purchasing
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For most Stafford leaseholds the cost for major works are not built into the service charges, albeit that some managing agents in Stafford obliged leasehold owners to pay into a reserve fund and this is used to offset against larger repairs or maintenance. How many years are left on the lease? What is the yearly maintenance fee and ground rent?
Do all mortgage companies provide you with an approved list of Stafford solicitors? How do you know who is on the bank conveyancing panel?
Stafford law firm practices and firms conducting conveyancing in Stafford themselves provide us confirmation that they are on the mortgage company conveyancing panel as opposed to being supplied with a list from the mortgage company directly.