Is the fact that my solicitor in Stansted is not on my mortgage company's conveyancing panel that there is a problem with the standard of his conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Stansted conveyancing practice and enquire why they are no longer on the approved list for your bank.
Is it necessary during the course of the conveyancing process to pop into the offices of the solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Stansted so that I can attend their offices if necessary.
Most approved lawyers for lenders carry out the vast majority of communications through the post, e-mail or over the phone. This enables them to carry out the conveyancing transaction regardless of where you live in the country. Nevertheless you can see if you can still book an appointment to visit conveyancing lawyer if just in case this is required.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Stansted. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Stansted
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
Due to the encouragement of my in-laws I had a survey completed on a property in Stansted prior to retaining solicitors. I have been told that there is a flying freehold overhang to the house. Our surveyor has said that some banks will not grant a mortgage on such a home.
It varies from the lender to lender. HSBC has different requirements from Nationwide. If you call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Stansted. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Stansted to see if the conveyancing costs will increase in light of this.
Should I go with a Stansted conveyancing practitioner who is local to the property I am buying? An old friend can deal with the legal work however her office is approximately 350miles drive away.
The primary upside of using a local Stansted conveyancing practice is that you can attend the office to sign documents, hand in your identification documents and pester them where appropriate. Having local Stansted know how is a benefit. However it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and on the whole were content that should trump using an unfamiliar Stansted conveyancing lawyer solely due to them being round the corner.
My brother-in-law has suggested I instruct a conveyancing solicitor in Stansted. I I would like to check if they are on the bank's approved list of lawyers. Could you advise?
It’s a good idea phone the solicitor and ask them if they are on the lender's approved list. Alternatively please call us and we can investigate and revert. Should the firm not be on the bank panel we can certainly arrange a quality conveyancing solicitor in Stansted on the panel for your mortgage company.