We are due to complete buying a house in Stockbridge but as a consequence of damage from a small fire at the property I have managed to agree recompense from the seller of £3k in the form of a adjustment in the price. I had intended this to be dealt with as part of amending the contract but Coventry BS will not permit this. Why were they approached?
Any conveyancing practitioner that is on a Coventry BS conveyancing panel is obliged to advise Coventry BS of any changes to the purchase price. If you prohibit your lawyer to disclose the reduction to Coventry BS then they would have to discontinue acting for you. In addition, Coventry BS and you would have to appoint a new conveyancing practitioner for your conveyancing in Stockbridge.
When can the exchange of contracts happen for purchase conveyancing in Stockbridge and am I required to attend the solicitors branch?
Where you are local to our conveyancing solicitors in Stockbridge you are welcome to come in to sign documents. That being said, the law practices we work with provide countrywide coverage for conveyancing and give just as comprehensive and professional a job for you when communicating with you digitally. The signing of the property agreement is not the point of no return. A signed contract is necessary for the firm to address the formalities when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Stockbridge)to be in the office available at the end of the phone to exchange contracts.
My wife and I have recently appointed a conveyancing solicitor in Stockbridge. I I am struggling to find out whether they are on the Britannia conveyancing panel. Can you advise?
The first thing to do is phone the conveyancer and ask them if they can act for the lender. Otherwise you should get in touch with Britannia who may be able to help.
Is it the case that all Stockbridge solicitor firms on the Bank of Ireland conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Bank of Ireland conveyancing panel they would need to be overseen by the SRA. Many banks do allow licenced conveyancers on their panel in which case such practice would be regulated by the Council of Licensed Conveyancers.
We had chosen solicitors locally in Stockbridge on the Virgin Money solicitor approved list. They are now charging me a separate amount for dealing with the Virgin Money mortgage. Is this a supplemental conveyancing fee set by Virgin Money?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your property lawyer may charge a fee for this. This charge is not dictated by Virgin Money but by your Stockbridge solicitor. Numerous firms on the Virgin Money panel will quote an ‘acting for lender’ fee and others do not.
I have paid off my mortgage with Lloyds. I assume I don't need a Stockbridge conveyancing practitioner on the Lloyds panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
Are there restrictive covenants that are commonly identified during conveyancing in Stockbridge?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Stockbridge. 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…’
Having had my offer accepted I require leasehold conveyancing in Stockbridge. Before I set the wheels in motion I would like to find out the remaining lease term.
Assuming the lease is recorded at the land registry - and almost all are in Stockbridge - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Stockbridge Leasehold Conveyancing - A selection of Questions you should consider Prior to Purchasing
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This information is useful as a) areas can result in problems for the block as the communal areas may start to deteriorate where repairs remain unpaid b) if the leaseholders have a dispute with the managing agents you will need to have full disclosure It would be sensible to investigate if there is anything that is prohibited in the lease. For instance it is fairly common in Stockbridge leases that pets are not allowed in certain buildings in Stockbridge. If you love the apartmentin Stockbridge however your dog can’t move with you then you will be presented with a difficult decision.