I'm in the process of switching my domestic loan to a BTL Britannia mortgage. The bank has said that I require a lawyer for this. I got in contact with my former Stoke Poges conveyancing practitioner who dealt with the legals when I initially purchased the premises. The fee calculation sent of £575 plus disbursements has shocked me as I am not require purchase conveyancing - it’s simply a bog-standard refinance.
The costs illustration is fractionally on the high side. If you you were to look around you could get the conveyancing a bit cheaper by perhaps £125. That being said, providing that you were content with the service the firm offered you maycome to regret opting for an an untested conveyancer. Don't forget to be sure that the conveyancer can act for Britannia. Do use our search tool to find a Stoke Poges conveyancing firm on the Britannia approved list of lawyers, which can often include conveyancing solicitors in Stoke Poges.
Our lawyer has discovered a defect with the lease for the flat we are purchasing in Stoke Poges. The seller’s lawyers have offered defective title insurance as a solution. We are happy with insurance and will pay for it. Our conveyancing practitioner has advised that he must be satisfied that the bank is willing to move forward with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the lender are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
How do I check that the solicitor carrying out my conveyancing in Stoke Poges is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Britannia thus spending £192.00 in another set of legal bill.
Feel free to take advantage of the find a conveyancing panel solicitor tool on this web page. Pick the mortgage company and type ‘Stoke Poges’ or your location and you will be presented with a number of lawyer located in Stoke Poges or nearest you.
My partner and I are close to exchanging contracts on the sale of our home in Stoke Poges and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any local lawyer would know this is not the case. For the life of me I don't know why the purchasers are using an online conveyancing firm as opposed to a conveyancing solicitor in Stoke Poges. Having lived in Stoke Poges for 4 years we know that this is a non issue. Should we get in touch with our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
The deeds to my property can not be found. The conveyancers who did the conveyancing in Stoke Poges 10 years ago no longer exist. What are my options?
Assuming you have a registered title the details of your proprietorship will be evidenced by the Land Registry under a Title Number. It is possible to carry out a search at the Land Registry, locate your house and get up to date copies of the Registered Entries for a small fee. If the property is Leasehold then the Land Registry will usually retain a certified duplicate of the Registered Lease and again, a copy can be retrieved for twenty pounds.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Stoke Poges is the location of the property. What do you suggest?
Flying freeholds in Stoke Poges are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stoke Poges you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stoke Poges may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.