Are the BSA intent on creating a searchable register to to identify law firms on the Earl Shilton BS conveyancing panel for instance in Stanford Le Hope?
We would not expect to be advised of any intention on the part of the BSA to promote such a register.
Is it the case that all Stanford Le Hope CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing list of approved solicitors?
Some major lenders now utilise CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
We are getting a further advance on our mortgage from Nottingham as we wish to carry out alterations to our property in Stanford Le Hope. Are we obliged to appoint a high street Stanford Le Hope solicitor on the Nottingham conveyancing panel to handle the legals?
Nottingham don't usually require firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham conveyancing panel.
We expect to receive a DIP from Co-operative this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Stanford Le Hope solicitors on the Co-operative conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Stanford Le Hope solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
I'm purchasing my first flat in Stanford Le Hope with a loan from Yorkshire Building Society. The developers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not disclose to my lawyer about the extras as it may impact my mortgage with Yorkshire Building Society. Do I keep my lawyer in the dark?.
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.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Stanford Le Hope is where the house is located. Can you offer any opinion?
Flying freeholds in Stanford Le Hope are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Stanford Le Hope you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stanford Le Hope may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Can you offer any advice when it comes to finding a Stanford Le Hope conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a property lawyer for your lease extension (regardless if they are a Stanford Le Hope conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with several firms including non Stanford Le Hope conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be helpful:
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What are the charges for lease extension work? If the firm is not ALEP accredited then why not?
I invested in buying a 1st floor flat in Stanford Le Hope, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Stanford Le Hope with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease runs out on 21st October 2102
You have 77 years remaining on your lease we estimate the price of your lease extension to be between £7,600 and £8,800 plus costs.
The figure above a general guide to costs for renewing a lease, but we are not able to provide 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 issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.
Your search tool is useful but there are many lawyers listed near Stanford Le Hope being on the lender conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the lender approved panel?
We do not recommend specific Stanford Le Hope firms as the right Stanford Le Hope conveyancing firm for you depends on where your priorities lie. For example you may require a local firm with Stanford Le Hope knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..