My Stockton Heath solicitor has uncovered a difference between the information in the valuation survey and what is revealed within the conveyancing documents. My lawyer says that he is duty bound to check that the lender is OK with this discrepancy and is content to go ahead. Is my solicitor’s stance legitimate?
Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Why do I have to pay up front for my conveyancing in Stockton Heath?
If you are buying a property in Stockton Heath your solicitor will request that you to provide them with funds to cover the the cost of the conveyancing searches. Normally this is requested to cover the fees of the Local Authority Search. If any deposit is as part of the sale price then this should be asked for shortly ahead of exchange of contracts. Any further balance that is needed will be payable a couple of days prior to the day of completion.
I am assisting my step-mother sell her property in Stockton Heath. Will the solicitor commission an energy assessment or should I organise this?
After the abolition of Home Information Packs, energy performance certificates became a mandatory part of selling a property. An energy assessment should be commissioned before the property is advertised. This is not as aspect of the sale process that conveyancers normally arrange. If you are using a Stockton Heath conveyancing practitioner they may be willing to arrange EPC’s given their relationships with reputable local providers
My husband and I have arranged the release of further monies on our home loan from RBS as we want to conduct improvements to our house in Stockton Heath. Are we obliged to select a bricks and mortar Stockton Heath solicitor on the RBS conveyancing panel to deal with the legals?
RBS would not normally appoint a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS list.
I am expecting a OIP from TSB this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do TSB recommend any Stockton Heath solicitors on the TSB conveyancing panel, or is it better to go independently?
You will need to appoint Stockton Heath solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
I used Arc property Solicitors several years past for my conveyancing in Stockton Heath. I now require my papers however cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Stockton Heath of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
About to purchase a new build flat in Stockton Heath. Conveyancing is necessary evil 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 are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Stockton Heath
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Please supply a car parking plan. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. There must be mutual enforceability of lessee’s covenants.
Me and my partner are hoping to buy a 2 room first floor flatin Stockton Heath with a home loan from a lender. We wish to instruct our conveyancer in Stockton Heath yet our lender advise he's not approved on their "panel". We have to appoint from the our mortgage company panel firms or stay with our Stockton Heath solicitor and pay for one of their panel ones to represent our bank. This seems very unfair; Can we not simply insist that our bank use our Stockton Heath lawyer?
Unfortunately,no. The lender mortgage issued is subject to its terms and conditions, one of which will be that lawyers will on the lender's conveyancing panel. Until recently, most lenders had open panels, including almost all conveyancing solicitors in Stockton Heath : 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 lawyer to apply to be on the conveyancing panel for your bank.