We wanted to use a conveyancing solicitor in Stapleton for our house move. Our broker has since notified us that our mortgage company Platform Home Loans Ltd won't deal with them. Why is this not regarded as unduly restrictive?
A decade ago most lenders had a different appetite for risk. Almost all Stapleton conveyancing firms would have been on most bank panels. The Financial Services Authority in 2010 carried out a thematic review into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more information from law firms relating to their operations and the individuals who work for them and set certain criteria such a completing on a minimum number of transactions. Many Stapleton conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Stapleton is amongst the numerous areas where the solicitors we list are on the panel for Platform Home Loans Ltd.
We are planning to move home in January. Should my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you recommend a removal company in Stapleton. Conveyancing lawyer was found prior to coming across your website.
On the day of completion you will need to collect the keys from the estate agent however this can only be done after the sellers lawyers inform the agent that they have the completion monies and the keys can be given over. Subsequently you can advise the removal company that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can assist you in locating a residential property solicitor in Stapleton or a solicitor that specialises in conveyancing in Stapleton.
When it comes to mortgage companies such as Kent Reliance, do Stapleton conveyancers incur an annual charge to be on the conveyancing panel?
We are unaware of any mortgage company fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
Nationwide have agreed my home loan in principle, my offer on a property in Stapleton has been agreed to, what happens next?
Your property agent will need to know who your solicitors are (be sure the lawyers are on the lender’s panel). Contact Nationwide or the financial adviser and complete any outstanding documentation. Nationwide will instruct a valuer who will get in touch with the estate agent or owners to book a slot for the valuation to take place. Once conducted (assuming no problems) it takes on average a fortnight to receive the mortgage offer. Nationwide will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Stapleton.
My relative advised me that where I am purchasing in Stapleton I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Stapleton conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Stapleton around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Stapleton Education with maps and statistics, Local Amenities and other useful data about Stapleton.
The estate agent has sent us the confirmation of our purchase of a new build flat in Stapleton. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Stapleton
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared.
I have been on the look out for a ground for flat up to £305k and found one near me in Stapleton I like with amenity areas and station in the vicinity, however it only has 52 remaining years left on the lease. There is not much else in Stapleton suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a home loan the shortness of the lease will likely be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
What is different about your site and other online quote calculators for conveyancing in Stapleton?
At this site secure an accurate costs illustration via a Solicitor or Licensed Conveyancer that appreciates the nuances for your conveyancing in Stapleton. Unlike many estate agents and brokerage sites we do not have kick-back arrangements with solicitors. A large number of agents and online brokers 'recommend' the firm that pays the highest per referral, not the best value conveyancing in Stapleton