We note that you have a post code search directory identifying firms on the UBS conveyancing panel. Do firms pay you a referral fee if I retain them for our conveyancing in Stapleton?
We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Stapleton.
We are purchasing a newly converted flat in Stapleton with a loan from Nationwide Building Society.We would like to retain our Stapleton conveyancing solicitor but Nationwide Building Society says his firm is not listed on their approved list of firms. We have to appoint a Nationwide Building Society panel firm or retain our preferred solicitor and pay for a Nationwide Building Society panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that Nationwide Building Society use our lawyer?
No, not really. The mortgage offered to you contains terms and conditions, one of which will be that solicitors must be on the Nationwide Building Society approved list. in the past, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Nationwide Building Society
I am buying a end of terrace house in Stapleton. Our aim is to an extension at the rear at the house.Will the conveyancing process include investigations to ascertain if these works are allowed?
Your property lawyer should check the deeds as conveyancing in Stapleton will occasionally identify restrictions in the title documents which restrict categories of alterations or need the consent of another owner. Certain extensions call for local authority planning consent and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these things with a surveyor ahead of any purchase.
Please help - my lawyer advises that flying freehold insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Stapleton?
The appropriate level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between Nationwide Building Society and Chelsea Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.
Intending to buy a apartment in Stapleton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Stapleton lawyer is on the Virgin Money conveyancing panel.
I am purchasing my first flat in Stapleton with a loan from Virgin Money. The builders would not budge the price so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not disclose to my conveyancer about this side-deal as it will affect my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What advice can you give us when it comes to choosing a Stapleton conveyancing practice to deal with our lease extension?
When appointing a solicitor for lease extension works (regardless if they are a Stapleton conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with several firms including non Stapleton conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:
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If they are not ALEP accredited then what is the reason? How many lease extensions have they completed in Stapleton in the last 12 months?
Stapleton Conveyancing for Leasehold Flats - Examples of Questions you should ask before Purchasing
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How much is the maintenance charge and ground rent on the apartment? The answer will be useful as a) areas could cause problems in the block as the communal areas may start to deteriorate where services are not paid for b) if the leasehold owners have a dispute with the managing agents you will need to know about it Are there any major works on the horizon that will likely add a premium to the maintenance charges?
A licensed conveyancer handled my conveyancing in Stapleton half a dozen years ago having archived my title documents but has since been shut down – What can I do to retreive them?
Title deeds, as such, are no longer appropriate for the majority of properties in Stapleton are registered digitally at Land Registry. Where you need to show ownership or are disposing of or refinancing your conveyancer should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.