Much to our surprise we have been told by our mortgage adviser that my Stamford Bridge solicitor is not on the bank Conveyancing panel. How can I be certain if this is indeed the case?
The first thing you need to do is to contact your Stamford Bridge lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they may be able to suggest a Stamford Bridge conveyancing practice that is on the approved list of lawyers for your bank.
Having sold my house in Stamford Bridge last July but our buyer keeps telephoning daily complaining that her conveyancer needs to hear from myconveyancer. What are the post completion sale legalities following completion?
Following your disposal your solicitor should forward the transfer documentation and all of the paperwork to the buyer’s conveyancer. Depending on the transaction, your lawyer must also evidence that the legal charge in favour of the lender has been redeemed to the purchasers solicitors. There are no post completion steps just for conveyancing in Stamford Bridge.
I am buying a detached bungalow in Stamford Bridge. We would like to an extension at the rear at the house.Will legal investigations on the property include enquiries to determine if these works are permitted?
Your conveyancer will check the deeds as conveyancing in Stamford Bridge can on occasion identify restrictions in the title deeds which restrict categories of works or necessitated the permission of a 3rd party. Certain extensions need local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these issues with a surveyor before you commit yourself to a purchase.
I happen to be the single beneficiary of my late grandmother’s estate and I have everything in my name alone, including the my former home in Stamford Bridge. The Stamford Bridge property was put into my name in March. I plan to dispose of the house. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership may be considered the same way as if I'd bought the property in March. Will no one buy the property for half a year?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How sensible a view mortgage companies take of it, depend on the lender as this requirement is chiefly there to pick up on the purchase and immediately sell or the quick reselling of properties.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Stamford Bridge solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Stamford Bridge postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Stamford Bridge.
Should commercial conveyancing searches disclose proposed roadworks that could impact a commercial estate in Stamford Bridge?
Many commercial conveyancing solicitors in Stamford Bridge will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Stamford Bridge. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Stamford Bridge.
For every commercial conveyancing transaction in Stamford Bridge it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Stamford Bridge commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Stamford Bridge.
I have been on the look out for a leasehold apartment up to £245,000 and identified one round the corner in Stamford Bridge I like with open areas and station in the vicinity, however it only has 52 remaining years left on the lease. There is not much else in Stamford Bridge for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a mortgage the shortness of the lease will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of twenty four months you may request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.
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