How do I check that the solicitor handling my conveyancing in Stokesley is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Bank of Ireland thus spending £192.00 in additional legal costs.
Please do take advantage of the search tool on this site. Please choose the mortgage company and type ‘Stokesley’ or your preferred area and you will see numerous conveyancers offices in Stokesley or near you.
I am assisting my step-mother sell her house in Stokesley. Will the conveyancer order an energy assessment or do I organise this?
Following the demise of Home Information Packs, EPC’s remained a mandatory component of selling a house. An energy assessment must be to hand before the property is advertised. It is not a task that solicitors ordinarily organise. Where you are using a Stokesley conveyancing practitioner they may be able to arrange EPC’s given their relationships with reputable Stokesley providers
I have decided to exercise my right to buy my property in Stokesley off the council. I have a mortgage offer with Kent Reliance. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
Completion of my purchase has taken place for my property in Stokesley. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
We are close to exchanging contracts on the sale of our home in Stokesley and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A local lawyer would know this is not the case. It does beg the question why the purchasers instructed a nationwide conveyancing outfit rather than a conveyancing solicitor in Stokesley. Having lived in Stokesley for three years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain confirmation need.
It sounds as though you may have a conveyancing solicitor already. What do they say? 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 sickness)
Are there restrictive covenants that are commonly picked up during conveyancing in Stokesley?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Stokesley. 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…’
I'm buying my first flat in Stokesley with a loan from Nationwide Building Society. The builders refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not to tell my solicitor about this extras as it could adversely affect my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Stokesley is where the house is located. Can you offer any assistance?
Flying freeholds in Stokesley are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Stokesley you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stokesley may determine 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 premises.