I had intended to instruct a property lawyer in Stafford for our house move. Our financial adviser has since notified us that our bank Godiva Mortgages Ltd won't deal with them. Why is this not regarded as unduly restrictive?
Banks on the whole restrict either the category or the volume of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that a law practice must not be a sole practitioner. In addition to restricting the profile of firm, a few banks have limited the number of solicitor practices they permit to act for them. You should note that Godiva Mortgages Ltd have no responsibility for the quality of advice provided by any member of Godiva Mortgages Ltd Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of solicitor panels a few years ago even though there remains differing views concerning the extent of solicitor involvement in some of that fraud. Data from the Land Registry indicate that thousands of law firms, including some in or near Stafford only perform very few conveyances a year.
Will commercial conveyancing searches disclose proposed roadworks that may affect a commercial property in Stafford?
Many commercial conveyancing solicitors in Stafford will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Stafford. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Stafford.
For each commercial conveyancing transaction in Stafford it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Stafford commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Stafford.
I used Arc property Solicitors a few years past for my conveyancing in Stafford. Now, I need the documents but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate 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 Stafford of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Stafford differ for new build properties?
Most buyers of new build property in Stafford come to us having been asked by the seller to sign contracts and commit to the purchase even before the premises is finished. This is because developers 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 property lawyers 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.
I am downsizing from my property. My previous lawyers has retired. I am in need of a recommendation of a conveyancing firm. Im based in Stafford if that makes a difference.
You should use our search tool to help you choose a solicitor for your conveyancing in Stafford. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
Completion is due on the sale of our £400,000 garden flat in Stafford next week. The managing agents has quoted £348 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Stafford?
Stafford conveyancing on leasehold flats normally requires the buyer’s solicitor sending enquiries for the landlord to address. Although the landlord is under no legal obligation to address such questions the majority will be content to assist. They may levy a reasonable administration fee for responding to questions or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is £350, in some situations it is above £800. The management information fee invoiced by the landlord must be sent together with a summary of entitlements and obligations in relation to administration fees, otherwise the charge is technically not due. In reality you have little choice but to pay whatever is requested of you if you want to exchange contracts with the buyer.
Stafford Conveyancing for Leasehold Flats - Sample of Questions you should consider before buying
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How is the lease structured? Best to be warned if a new roof is being put on or some other major work is due in the near future to be shared amongst the leaseholders and may well materially impact the level of the service costs or necessitate a specific payment. How much is the ground rent and service charge?