I am in the market for a low cost property lawyer. Do I opt for an online conveyancer rather than a high street Stockbridge Village conveyancing solicitor?
Generally conveyancing practitioners in your neck of the woods will enjoy strong relationships with your local authority, which could help with the Stockbridge Village conveyancing searches that your conveyancer will require. It can only be a plus if they enjoy strong rapport with the Local Land Registry Office your area Stockbridge Village, other conveyancers in the area and Stockbridge Village Estate Agents.
Are the BSA planning on creating a online directory to to identify solicitors on the Norwich and Peterborough Building Society conveyancing panel for instance in Stockbridge Village?
Lexsure has not been advised of any intention on the part of the BSA to develop such a register.
I happen to be the only recipient of my late father’s estate and I have everything in my name now, including the house in Stockbridge Village. The Stockbridge Village property was put into my name in May. I want to move. I understand that there is a CML 6 month 'rule', meaning my property ownership could be considered the same way as though I had purchased the property in May. Is the property unsalable for six months?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. Some mortgage companies would take a sensible view as this clause is principally there to identify the purchase and immediately sell or the quick reselling of property.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Stockbridge Village building society branch on various occasions and was advised it wasn't an issue and they will lend. My Stockbridge Village conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they will not lend based on their published requirements. I simply don't know who is right.
Your lawyer must comply with the CML Handbook section two provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Stockbridge Village solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC 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 Stockbridge Village 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.
Is it necessary to pay for insurance to address the risk of chancel repairs when acquiring a house in Stockbridge Village?
Unless a prior acquisition of the property took place post 12 October 2013 you could assume that solicitors handling conveyancing in Stockbridge Village to remain encouraging a chancel search and or insurance against a claim.
Are there restrictive covenants that are commonly identified as part of conveyancing in Stockbridge Village?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Stockbridge Village. 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…’
Are Stockbridge Village conveyancing solicitors duty bound by the Law Society to publish transparent conveyancing costs?
Inbuilt into the Solicitors Code of Conduct are specific rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Stockbridge Village or across England and Wales.