Is the fact that my solicitor in Stalham is not on my bank's solicitor panel that there is a problem with the standard of his conveyancing?
That is more than likely a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Stalham conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
If you had a top tip for selecting a conveyancing solicitor in Stalham what would it be?
Do not opt for the cheapest Stalham conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
My bid for a property was accepted at auction in Stalham. Conveyancing is needed. What happens now?
Having exchanged you will need to instruct a conveyancing practitioner quickly as you now have a pending a fixed date to complete the property. Every auction property should have a corresponding auction set of papers. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the conveyancing pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to a leasehold property. You need to hand this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that you have funds organised to complete the transaction on the set completion date.
The formalities of my purchase has taken place for my property in Stalham. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
We are selling our home in Stalham and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a national conveyancing practice as opposed to a conveyancing solicitor in Stalham. We have lived in Stalham for three years we know of no issue. Should we contact our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You should 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 sickness)
Are there restrictive covenants that are commonly identified as part of conveyancing in Stalham?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Stalham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I need to instruct a conveyancing solicitor for remortgage conveyancing in Stalham. I have land on a web site which looks to be the perfect offering If it is possible to get all formalities completed via phone that would be ideal. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am hoping to complete next month on a garden flat in Stalham. Conveyancing solicitors inform me that they are sending me a report within the next couple of days. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Stalham should include some of the following:
-
It needs to be made clear to you if the lease permits you to alter or improve aspects of the premises- you should be made aware as to whether any restrictions relates to all alterations or limited to structural alteration, and whether permission is mandated necessary Do you need to have carpet in the flat or are you allowed wood flooring? specifics of the parties to the lease, for example these could be the (you), head lessor, landlord The total extent of the property. This could be the property itself but may include a loft or storage are if appropriate. The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided.
Stalham Leasehold Conveyancing - A selection of Queries before buying
-
Does the lease include onerous restrictions? Is there a share of the freehold? You should be aware if it is less than eighty years it will have adverse implications on the value of the property. It is worth checking with your bank that they are happy with remaining years on the lease. Leases with less than 80 years remaining means that you will most likely need a lease extension sooner rather than later and you need to have some idea of how much this would cost. For most Stalhamlease extensions you would need to own the property for a couple of years in order to be eligible to exercise a lease extension.