I am nearing exchange of contracts for my maisonette in Stansted and the estate agent has just e-mailed to warn that the buyers are swapping conveyancer. The excuse is that the bank will only deal with property lawyers on their conveyancing panel. Why would a big named mortgage company only engage with certain lawyers rather the firm that they want to choose for their conveyancing in Stansted ?
Banks have always had an approved set of law firms that can represent them, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Mortgage companies blame a rise in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
We hope to to purchase with Darlington Building Society. I popped in a couple of local solicitors yet cant to find a Stansted conveyancing firm on the Darlington Building Society approved list. Can you help?
Feel free to make the most of the search tool on this page. Please choose the mortgage company and type Stansted or your location and you will see a number of lawyer offices in Stansted or by proximity to you.
I am helping my mother sell her property in Stansted. Does the solicitor order the energy performance certificate or it is for the owner to see to?
After the demise of Home Information Packs, energy performance certificates remained a required component of selling a house. An EPC must be commissioned prior to the property being placed on the market. It is not something that solicitors normally arrange. If you are instructing a Stansted conveyancing solicitor they may be able to arrange energy performance certificates given their relationships with reputable local accredited person
Last month we had a mortgage agreed in principle with Skipton. Stansted conveyancing lawyers have been appointed. How long does it take for Skipton to issue the offer to the solicitor?
Some lenders take longer than others. Have Skipton conducted the valuation? Have you advised Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Yorkshire BS have agreed my home loan in principle, my bid on a house in Stansted has been agreed to, what are the next steps?
Your property agent will wish to know who your solicitors are (be sure the solicitors are on the lender’s panel). Telephone Yorkshire BS or the financial adviser and finalise any appropriate forms. Yorkshire BS will sellect a valuer who will get in contact with the selling agent or owners to arrange a slot for the valuation to occur. Once carried out (assuming no problems) it takes approximately a week to get a mortgage offer. Yorkshire BS will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Stansted.
I need some quick conveyancing in Stansted as I have a deadline to exchange contracts inside one month. Luckily 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 home loan you have the choice not to have searches conducted although no conveyancer would recommend that you don't. Drawing on our experience of conveyancing in Stansted the following are instances of what can appear and therefore impact future saleability: Enforcement Actions, Outstanding Charges, Overdue Grants, Unadopted Roads,...
How does conveyancing in Stansted differ for new build properties?
Most buyers of new build residence in Stansted approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is finished. This is because house builders in Stansted typically acquire the site, 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.
I have been sourcing a conveyancing practitioner in Stansted for my home move. Is it possible to check a solicitor's record with the profession’s regulator?
You can read published Solicitor Regulator Association (SRA) decisions resulting from investigations started on or after Jan 2008. Go to Check a solicitor's record. For records Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator may recorded telephone calls for training purposes.