I have just been advised by my mortgage broker that my Stamford solicitor is not on the lender Conveyancing panel. How can I be sure if this is correct?
The best course of action for you to take is to contact your Stamford lawyer directly. You lawyer should notify you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
As I am unsure how the conveyancing bit works what is the most important piece of guidance you can impart regarding purchase conveyancing in Stamford?
You may not hear this from too many lawyers but conveyancing in Stamford or throughout England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is plenty of opportunity for confrontation between you and other parties involved in the house moving process. E.g., the vendor, property agent and sometimes a mortgage company. Selecting a solicitor for your conveyancing in Stamford an important selection as your conveyancer is your adviser, and is the ONLY person in the legal process whose role it is to protect your best interests and to protect you.
On occasion a third party with a vested interest will attempt to convince you that you should follow their advice. For instance, the selling agent may claim to be assisting by suggesting your lawyer is wrong. Or your mortgage broker may tell you to do something that is contrary to your lawyers guidance. You should always trust your lawyer above all other parties in the conveyancing process.
We are purchasing a end of terrace house in Stamford. Our aim is to convert the garage to an office at the property.Will legal investigations on the property involve investigations to ascertain if these alterations are prohibited?
Your property lawyer will review the deeds as conveyancing in Stamford can on occasion reveal restrictions in the title documents which prohibit categories of changes or necessitated the consent of another owner. Many extensions need local authority planning permissions and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
I had a mortgage agreed in principle with Santander. Stamford conveyancing solicitors have been instructed. What is the average time that one could expect to receive a mortgage offer from Santander?
Some lenders take longer than others. Have Santander conducted the valuation? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have paid off my mortgage with Santander. I assume I don't need a Stamford conveyancing practitioner on the Santander panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I have been on the look out for a leasehold apartment up to £235,500 and found one round the corner in Stamford I like with a park and station nearby, however it only has 61 years on the lease. I can't really find anything else in Stamford for this price, so just wondered if I would be making a grave error buying a short lease?
Should you need a mortgage that many years may be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.
Given that I will soon spend hundreds of thousands of pounds on a two bedroom apartment in Stamford I wish to talk to a solicitor concerning theconveyancing before instructing the firm. Is this something that you can arrange?
Absolutely - we would be pleased to talk to you we do not take any clients on without you liaising with the conveyancer due to be carrying out your conveyancing in Stamford.There is no ‘factory style conveyancing’ - each client is unique person, not a matter number. The practices that we put you in touch with believe that the fees you are quoted for residential conveyancing in Stamford should be the figure that you are charged.
Our bank agreed in principle to give us a mortgage. We are using a long established conveyancer in Stamford yesterday. A couple of hours ago, our broker called to say that the bank said that we cannot use our solicitor as they aren't on their 'approved list'. As novices, we had no idea that the lender had some control over our choice Is this permitted?
You can actually use any property lawyer you want to use including the said conveyancer in Stamford but if your lender aren't happy with them you would have to incur additional cost so the mortgage company can retain their own conveyancer too. sometimes it is possible your solicitor may apply to get added to the mortgage company panel. Do make the most of online tools including lenderpanel.com to find a conveyancing solcitor in Stamford on the mortgage company panel. You can go into your high street bank branch in Stamford. They can recommend conveyancing solicitors in Stamford on the approved list.