What is the best way to find the right solicitor to give a quality service for our conveyancing in Staffordshire?
First ask your friends and family whom they would instruct.
Second, search the web for conveyancing in Staffordshire. Ring two or three from the list and request that they send you their conveyancing charges and speak to the lawyer who will oversee your conveyancing in advance ofcommitting.
Third is to make use of this site to assist you in finding the right solicitors for you based on your individual factors including the type of property,deadlines, complications and who your intended mortgage company is. Avoid the trap of appointing low cost conveyancing in Staffordshire
We see that you have a post code search directory identifying law firms on the RBS conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Staffordshire?
We are a listing service only for law firms wishing to communicate if they are on the RBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Staffordshire.
I am considering applying for a Co-operative mortgage for purchase of a newly converted (under development) in Staffordshire with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Co-operative ?
In theory, you could use a solicitor that is not on the Co-operative conveyancing panel, but Co-operative would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Will our lawyer be raising questions about flooding as part of the conveyancing in Staffordshire.
Flooding is a growing risk for conveyancers specialising in conveyancing in Staffordshire. Some people will buy a house in Staffordshire, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Conveyancers are not best placed to impart advice on flood risk, however there are a numerous searches that can be initiated by the buyer or by their solicitors which can give them a better appreciation of the risks in Staffordshire. The standard completed inquiry forms given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the seller to discover if the premises has suffered from flooding. In the event that the property has been flooded in past which is not revealed by the owner, then a buyer may bring a compensation claim as a result of such an misleading reply. A buyer’s lawyers may also commission an enviro report. This should higlight whether there is any known flood risk. If so, further inquiries should be conducted.
I'm remortgaging my existing home to a buy to let loan with Lloyds TSB Bank and I will use the rest of the raised equity as a down payment on a second property. The neighborhood we are interested in is Staffordshire. Will your solicitors be able to act for both sets of mortgage companies and link together the conveyances?
Do use our search tool on this page to check that the conveyancers are on the relevant lender panels. Assuming that they are your solicitor should be able to simultaneously deal with the two transactions but you should have a chat with you solicitor and make clear your desired outcome and requirements.
I am tempted by the attractive purchase price for a two maisonettes in Staffordshire both have approximately fifty years unexpired on the leases. Will this present a problem?
A lease is a right to use the property for a prescribed time frame. As the lease gets shorter the marketability of the lease decreases and it becomes more costly to extend the lease. This is why it is often a good idea to increase the term of the lease. It is often difficulties arise selling premises with a short lease because mortgage companies less inclined to grant a loan on properties of this type. Lease enfranchisement can be a difficult process. We advise that you get professional help from a conveyancer and surveyor with experience in this area.
I purchased a 1st floor flat in Staffordshire, conveyancing having been completed in 2005. Can you work out an approximate cost of a lease extension? Similar properties in Staffordshire with over 90 years remaining are worth £185,000. The ground rent is £65 levied per year. The lease runs out on 21st October 2086
You have 60 years remaining on your lease we estimate the premium for your lease extension to range between £20,000 and £23,000 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.