My wife and I have recently appointed a conveyancing solicitor in Stanwell. I need to find out if they are on the TSB approved list of lawyers. Could you assist?
You should contact your lawyer and ask them whether they can act for the bank. Otherwise you can call TSB who may be able to help.
I am helping my mother sell her flat in Stanwell. Will the conveyancing solicitor arrange the EPC or do I organise this?
Following the abolition of Home Information Packs, energy performance certificates was maintained a mandatory element of moving property. An EPC should be to hand before the property is put on the market. This is not something that solicitors ordinarily organise. Where you are using a Stanwell conveyancing practitioner they may be able to arrange energy assessments due to their contacts with long established local assessors
I recently had an offer accepted on an apartment in Stanwell. My financial adviser pressured me to appoint their conveyancing practitioner. I paid an advanced payment of £175. A couple of days later, the lawyer called me sheepishly admitting that they were not on the Principality 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 Principality 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.
I have instructed a Stanwell conveyancer having made sure that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Stanwell surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am intent on selling our property in Stanwell and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the purchasers instructed an online conveyancing outfit as opposed to a conveyancing solicitor in Stanwell. We have lived in Stanwell for three years we know that this is a non issue. Do we get in touch with our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
Are there restrictive covenants that are commonly identified during conveyancing in Stanwell?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Stanwell. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Is it best to use a Stanwell conveyancing lawyer in close proximity to the house I am purchasing? We have a good friend who can perform the legal work but they are based 300miles away.
The primary upside of using a local Stanwell conveyancing practice is that you can visit the firm to sign paperwork, hand in your identification documents and apply pressure on them if necessary. Having local Stanwell know how is a plus. That being said it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and they were impressed that must trump using an unfamiliar Stanwell conveyancing solicitor solely due to them being round the corner.
What are your top tips when it comes to choosing a Stanwell conveyancing firm to deal with our lease extension?
When appointing a conveyancer for your lease extension (regardless if they are a Stanwell conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with several firms including non Stanwell conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be helpful:
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Can they put you in touch with clients in Stanwell who can give a testimonial? How experienced is the practice with lease extension legislation?
I am the proprietor of a second floor flat in Stanwell. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the premium payable for the purchase of the freehold?
if there is a missing freeholder or where there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to assess the price.
An example of a Lease Extension case for a Stanwell premises is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case affected 1 flat. The unexpired lease term was 82.93 years.