Our Stansted solicitor has uncovered a discrepancy between the assumptions in the home valuation survey and what is in the legal papers for the property. My lawyer says that he is duty bound to check that the lender is OK with this discrepancy and is content to go ahead. Is my lawyer’s approach right?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Do I have to attend the offices of the solicitor to sign the legal charge? If so, I will choose one who does conveyancing in Stansted so that I can pop in to their offices if necessary.
As opposed to ten years ago, the vast majority lenders no longer require their conveyancing panel lawyer to witness the mortgagors signature. You will still be obliged to provide identification documents and there are still distinct benefits to using a locally based solicitor, in your situation a conveyancing solicitor in Stansted.
I need some quick conveyancing in Stansted as I am under an ultimatum to exchange contracts in less than one month. Thankfully I do not need a mortgage. Can I decline from having conveyancing searches to save fees and time?
If.Given you are not taking a mortgage you have the choice not to do searches although no solicitor would recommend that you don't. With plenty of history conveyancing in Stansted the following are examples of what can crop up and therefore affect future mortgageability: Refused Planning Applications, Overdue Fees, Overdue Grants, Railway Schemes,...
How does conveyancing in Stansted differ for new build properties?
Most buyers of new build property in Stansted approach us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is completed. This is because new home sellers in Stansted usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Stansted or who has acted in the same development.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one near me in Stansted I like with open areas and station in the vicinity, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in Stansted suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you need a mortgage that many years will likely be an issue. Reduce the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this.
In my capacity as executor for the will of my grandmother I am disposing of a property in Monmouth but I am based in Stansted. My lawyer (approximately 200 kilometers from merequires that I sign a statutory declaration before completion. Can you recommend a conveyancing practitioner in Stansted who can witness this legal document for me?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are based in Stansted