I was referred a lawyer who has sent a quote for £1200 for fixed fee conveyancing in Stallingborough. I’m looking to sell a Victorian house for £275,000. Is this over the top? Is it in excess of what I should be paying for conveyancing in Stallingborough?
The costs illustration is fractionally on the expensive side. If you shop around you might reduce the fees slightly by perhaps £100 plus VAT. On the other hand, you couldlive to rue choosing an a cheaper solicitor. If is important to enquire the conveyancer can represent your lender. Do use our search tool to locate a Stallingborough conveyancing practice on the lender’s member panel which can often include conveyancing solicitors in Stallingborough.
I have given 2 months notice to my existing landlord and must leave my let out apartment in Stallingborough by 6/1/2025. Conveyancing for my house purchase is progressing. Is it possible to complete in three weeks as don't want to have to find temporary accommodation?
It is unwise to give notice for your lease until you have exchanged. If you have not previously done so, notify to your lawyer and request that they seek the assistance the other lawyers, try to get a realistic time scale from them that everyone will work to achieve
The mortgage over my property is with Lloyds for my property in Stallingborough. Conveyancing has been completed some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Lloyds?
Your original mortgage agreement with Lloyds will provide that you need their approval before renting your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. You need not do this via a Lloyds conveyancing panel firm.
It is unclear whether my lender requires a lease extension. I have called into my local Stallingborough bank branch on various occasions and was told it does not impact the mortgage offer and they will lend. My Stallingborough conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they will not lend in accordance with their published requirements. Who do I believe?
As long as the conveyancer is on the bank panel, they must comply with the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
Leeds Building Society have agreed my home loan in principle, my offer on a apartment in Stallingborough has been agreed to, now what?
Your property agent will wish to know who your solicitors are (ensure that the conveyancers are on the bank’s panel). Telephone Leeds Building Society or the financial adviser and finalise any relevant paperwork. Leeds Building Society will sellect a valuer who will get in contact with the estate agent or owners to book a time for the valuation to take place. Once conducted (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Leeds Building Society will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Stallingborough.
I used Arc property Solicitors several years past for my conveyancing in Stallingborough. I now require my file however the law firm has closed. 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 Stallingborough of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying my first flat in Stallingborough with a mortgage from Britannia. The builders refused to reduce the price so I negotiated five thousand pounds worth of extras instead. The sale representative advised me not disclose to my lawyer about this extras as it may affect my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How easy is it to use your search facility to select a conveyancing lawyer in Stallingborough on the approved list for my mortgage?
First select a bank such as Accord Mortgages Ltd, Barnsley Building Society or Aldermore then specify your preferred area for example Stallingborough. Conveyancing firms in Stallingborough and beyond should be identified.