I am expecting a mortgage offer from Lloyds. My intention is to instruct a Licensed Conveyancer in Staffordshire. Does the Lloyds Solicitor panel exclude Licensed Conveyancers?
The Lloyds conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Is there a search tool that I can utilise to investigate if the solicitor conducting my conveyancing in Staffordshire is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Coventry Building Society thus paying £187.00 plus VAT in supplemental legal bill.
You should take advantage of the find a lender approved solicitor tool on this site. Please choose the mortgage company and type ‘Staffordshire’ or your location and you will be presented with a number of lawyer offices in Staffordshire or nearest you.
I am close to exchanging contracts on the sale of our home in Staffordshire and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street Staffordshire conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using a nationwide conveyancing firm as opposed to a conveyancing solicitor in Staffordshire. Having lived in Staffordshire for many years we know of no issue. Is it a good idea to get in touch with our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what should have been a straight forward, no chain conveyancing. Staffordshire is the location of the property. What do you suggest?
Flying freeholds in Staffordshire are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Staffordshire you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Staffordshire may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
We expect to complete the disposal of our £475,000 garden flat in Staffordshire next Monday. The management company has quoted £336 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge such fees for a flat conveyance in Staffordshire?
Staffordshire conveyancing on leasehold flats usually necessitates the purchaser’s lawyer sending questions for the landlord to answer. Although the landlord is not legally bound to address these enquiries the majority will be willing to do so. They are at liberty to levy a reasonable administration fee for answering questions or supplying documentation. There is no set fee. The average costs for the information that you are referring to is £350, in some cases it is in excess of £800. The administration charge invoiced by the landlord must be accompanied by a summary of rights and obligations in relation to administration charges, without which the invoice is not strictly payable. In reality you have little choice but to pay whatever is requested of you if you want to sell the property.
Staffordshire Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to buying
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What is the length of the lease? In the main the cost for major works are not included within maintenance charges, albeit that a few managing agents in Staffordshire ask leasehold owners to pay into a reserve fund and this is used to offset against larger repairs or maintenance. Does the lease have onerous restrictions?
My folks are unable to locate their Staffordshire land registry title on the site. They recall that fifty years ago when they purchased the property there were complications with Staffordshire not being recognised in some systems.
Nearly all residences in Staffordshire should appear. Have you attempted a search with simply the postcode. Usually it should reveal all the properties within the postcode. Assuming the property is recorded it will be there with a title number. If they bought back in the 60’s it's conceivable it may be unrecorded. The property might still be revealed but with the title number identified as 'na'. In this scenario you will need to find the original title deeds which may be with your parent’s lender.