My wife and I are purchasing a 3 bedroom apartment in Stockton Heath with a mortgage. We like our Stockton Heath solicitor, but the lender says he's not on their "panel". We have to appoint one of the lender panel solicitors or retain our Stockton Heath lawyer as well as pay for one of their panel firms to represent them. We regard this is unjust; can we not require that the lender use our Stockton Heath lawyer ?
No, not really. The mortgage offered to you 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 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 Stockton Heath conveyancing lawyer to apply to be on the conveyancing panel.
Do the conveyancing solicitors to be found on your site execute auction conveyancing in Stockton Heath?
There are a few niche practitioners we can connect you with those conducting auction conveyancing. Stockton Heath is one of our areas of where our lawyers have a presence.
After reviewing mumsnet.com for an affordable lawyer in Stockton Heath, most advise that I should instruct a CQS assured solicitor. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with prudent and efficient conveyancing processes via the scheme protocol Membership covers numerous companies who carry out conveyancing in Stockton Heath.
My wife and I are buying a apartment in Stockton Heath. I might seem paranoid but how we can trust a conveyancer? At some point we have to put our life savings into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
How can we tell if a Stockton Heath conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Stockton Heath obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer conducting your transaction.
Planning on purchasing a apartment in Stockton Heath. 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 UBS 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 Stockton Heath lawyer is on the UBS conveyancing panel.
How does conveyancing in Stockton Heath differ for new build properties?
Most buyers of new build residence in Stockton Heath come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is constructed. This is because house builders in Stockton Heath tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Stockton Heath or who has acted in the same development.
What advice can you give us when it comes to appointing a Stockton Heath conveyancing firm to carry out our lease extension conveyancing?
When appointing a conveyancer for lease extension works (regardless if they are a Stockton Heath conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with several firms including non Stockton Heath conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:
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What are the charges for lease extension conveyancing? How familiar is the practice with lease extension legislation?
Stockton Heath Conveyancing for Leasehold Flats - Examples of Queries before Purchasing
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Best to be warned whether window replacement or some other significant cost is due shortly that will be shared by the tenants and could well materially impact the level of the maintenance charges or necessitate a one time invoice. What prohibitions are there in the Stockton Heath Lease? You should be aware if it is less than eighty years it will impact the marketability of the property. Check with your mortgage company that they are willing to lend given the lease term. A short lease means that you will almost definitely have to extend the lease sooner rather than later and it is worth discovering what this would cost. Remember, in most cases you will be be obliged to have been the owner of the property for a couple of years before you are entitled to extend the lease.