We are buying a 1 bedroom flat in Stanley with a mortgage. We like our Stanley solicitor, however the lender advise she’s not on their "panel". We have to appoint one of the lender panel firms or continue with our Stanley lawyer as well as pay for one of their panel lawyers to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Stanley conveyancing solicitor to apply to be on the conveyancing panel.
I am planning to move property in December. Does my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you recommend a removal company in Stanley. Conveyancing lawyer was organised before I stumbled across your site.
On the afternoon of completion you can collect the house keys from the estate agent however this should only happen once the vendors conveyancers confirm to the agent that they have the completion monies and the keys can be passed over. After that you can advise the removal company that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can assist you in locating a residential property solicitor in Stanley or a legal practice that specialises in conveyancing in Stanley.
After months of negotiation I have agreed a price on a house in Stanley. My mortgage broker recommended their conveyancers. I paid an advanced payment of £150. Shortly after, the solicitor contacted me to say that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
About to purchase flat in Stanley. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Stanley solicitor is on the Yorkshire BS conveyancing panel.
Hoping to buy a property located in Stanley and I am already nervous. I couldn't find anything specific about Stanley. Conveyancing will be needed in due course but do you know about the Stanley area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Stanley. In the meantime here are some basic statistics that we found
I am looking for a conveyancing practitioner in Stanley for my house move. Is there any facility to check a solicitor's record with the profession’s regulator?
One may review documented Solicitor Regulator Association (SRA) decisions resulting from inquisitions commenced on or after 1 January 2008. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The regulator sometimes recorded call for training purposes.
Having had my offer accepted I require leasehold conveyancing in Stanley. Before diving in I require certainty as to the number of years remaining on the lease.
If the lease is recorded at the land registry - and 99.9% are in Stanley - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Stanley Leasehold Conveyancing - A selection of Questions you should ask before buying
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Who manages the block? Make sure you enquire if there are any onerous restrictions in the lease. By way of example some leases prohibit pets being allowed in in a block in Stanley. If you like the flatin Stanley yet your dog is not allowed to make the move with you then you will be faced hard decision. Are any of leasehold owners in dispute over their service charge payments?
When it comes to my conveyancing in Stanley should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Stanley conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the property lawyer's time in submitting the funds this way.