I am obtaining a mortgage offer from Santander. I hope to retain the legal services of a Licensed Conveyancer in Stanwell. Does the Santander Conveyancing panel exclude Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
What does my ID and proof of funds have anything to do with my conveyancing in Stanwell? Is this really necessary?
To satisfy the Money Laundering Regulations any Stanwell conveyancing firm will require proof of identity in all conveyancing transactions. This is normally satisfied by provision of a passport and an original bank statement or utility bill evidencing your correct address.
Under Money Laundering Regulations, conveyancers are obliged by law to check not simply the identity of conveyancing clients but also the origin of the money that they receive in respect of any matter. An unwillingness to disclose this may result in your solicitor cancelling their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your conveyancers are duty bound to notify the relevant authorities should they believe that any amounts received by them may contravene the Money Laundering Regulations.
I am assisting my mother sell her property in Stanwell. Will the solicitor commission an energy performance certificate or it is for the seller to coordinate?
Following the demise of Home Information Packs, EPC’s was kept a required part of selling a property. An energy performance certificate must be to hand in advance of the property being placed on the market. It is not as aspect of the sale process that law firms normally arrange. If you are using a Stanwell conveyancing practitioner they might help arrange energy performance certificates given their contacts with long established local providers
When it comes to lenders such as Co-operative, do Stanwell conveyancers incur an annual charge to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
We are getting the release of further funds on our mortgage from Bank of Ireland as we intend to conduct renovations to our property in Stanwell. Are we obliged to select a nearby Stanwell solicitor on the Bank of Ireland conveyancing panel to deal with the paperwork?
Bank of Ireland would not normally appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland conveyancing panel.
How easy is it to use your search tool to select a conveyancing practitioner in Stanwell on the panel for my lender?
1st select a lender such as Birmingham Midshires, Chelsea Building Society or TSB then choose your location e.g. Stanwell. Conveyancing practices in Stanwell and further afield should be listed.
I need to instruct a conveyancing lawyer in Stanwell for my home move. Is it possible to check a solicitor's complaints history with the legal regulator?
Anyone can see documented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training reasons.
All being well we will complete the sale of our £325,000 flat in Stanwell next Tuesday. The landlords agents has quoted £372 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Stanwell?
Stanwell conveyancing on leasehold apartments usually necessitates the purchaser’s solicitor sending enquiries for the landlord to answer. Although the landlord is not legally bound to answer these enquiries most will be content to do so. They are entitled to charge a reasonable charge for responding to questions or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is over three hundred pounds, in some cases it is in excess of £800. The administration charge required by the landlord must be sent together with a summary of entitlements and obligations in relation to administration charges, without which the invoice is technically not due. Reality however dictates that you have little choice but to pay whatever is requested of you if you want to sell the property.
I am the leaseholder of a ground floor flat in Stanwell. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the sum payable for the purchase of the freehold?
Most certainly. We are happy to put you in touch with a Stanwell conveyancing firm who can help.
An example of a Lease Extension decision for a Stanwell property is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case related to 1 flat. The unexpired lease term was 82.93 years.