Having been referred to your site we were going to go ahead with a conveyancing solicitor in Stapleford recommended on your site but stumbled across alternative fee calculations on the internet look less pricey – why is this?
You can find numerous conveyancers advertising what appear to be very low prices. We suggest that you think long and hard as to how important this transaction is to you that you are willing to take 'cheap' risks with regard to the standard of the legal work. Some embed extras deep into the terms of business. The conveyancers that we list for conveyancing in Stapleford neverdo this.
Do conveyancers request money up-front for my conveyancing in Stapleford?
Where you are retaining lawyers for conveyancing in Stapleford your lawyer will ask you put them with funds to cover the search fees. Ordinarily this is requested to cover the fees of the Local Authority Search. When the deposit is payable against the total price then this should be required immediately ahead of contracts are exchanged. The final balance that is due should be sent to your lawyer a few days ahead of the day of completion.
We have agreed to purchase a house in Stapleford. A rare aspect is that the roof has a solar panel. Skipton have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Skipton your lawyer must follow the formal instructions set out in Part two of UK Finance Lenders’ Handbook for Skipton. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and lawyers are required to report to Skipton where a lease fails to comply with these requirements. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Stapleford.
After weeks of negotiation I have agreed a price on an apartment in Stapleford. My financial adviser recommended their conveyancers. I paid an on account payment of £225. A couple of days later, the conveyancing practitioner called me sheepishly admitting that they were not on the Skipton 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 Skipton 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 am due to exchange contracts on my flat. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Santander are being difficult. The Stapleford solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Various web forums that I have come across warn that are a common reason for stalling in Stapleford house deals. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances during the legal transfer of property. Searches are unlikely to feature in any delay in conveyancing in Stapleford.
Just had an offer accepted on a new build apartment in Stapleford. Conveyancing is a frightening process 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 conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Stapleford
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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. Please confirm the Lease plans are architect prepared. 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. Forfeiture - bankruptcy or liquidation must not apply under this provision.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a quick, chain free conveyancing. Stapleford is the location of the property. What do you suggest?
Flying freeholds in Stapleford are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Stapleford you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stapleford may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.