Why would one appoint a Stone conveyancing solicitors firm given that national alternatives are more affordable?
Its a good idea to scrutinise conveyancing costs in Stone and you should seek an affordable estimate but don’t become consumed with searching for the cheapest Stone conveyancer. Locating the right conveyancer can mark the distinction between a seamless and a stressful home move. It is important that you ensure that you have expert advice from a trusted solicitor. An e-mail can never take the place of a telephone call and are no substitute for a one to one meeting. The firms that we work with will find you a qualified and top rated conveyancing solicitor who can deal with your conveyancing from start to finish, giving the sort of personalised service that you rarely receive from an web based conveyancer. Our lawyers will keep you updated on any developments and keep you informed. If you ever need to contact the firm you will be sure who you need to speak to and we'll be sure you are in the know.
When researching moneysavingexpert.com for an online lawyer in Stone, most advise that I must use a CQS assured solicitor. Can you explain what CQS is?
Stone Conveyancing Quality Scheme law firms have achieved certification by the law Society CQS was established to promote high standards in the home buying process. CQS helps house movers to recognise practices who provide a quality residential conveyancing. Stone is one of locations in England and Wales in which accredited firms have a presence. The conveyancing scheme obliges law firms to undergo a strict assessment, compulsory training, self-certification, spot checks and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Council of Mortgage Lenders.
This question may be naive but I am new to the house moving as FTB of a two bedroom flat in Stone. Do I receive the keys to the house on completion from my lawyer? If this is the case, I will find a High Street conveyancing solicitor in Stone?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the seller's lawyers, and once they have received this, you should be invited to receive the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
I have paid off my mortgage with Santander. I assume I don't need a Stone property lawyer on the Santander panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I have a mortgage with RBS for my property in Stone. Conveyancing has been completed a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform RBS?
Your original mortgage agreement with RBS will provide that you need their approval before renting your property as this is likely to be a breach of RBS’s mortgage conditions. It may be that RBS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. It should not be necessary to do this via a RBS conveyancing panel lawyer.
I opted to have a survey done on a property in Stone ahead of retaining conveyancers. I have been told that there is a flying freehold element to the house. The surveyor has said that some lenders will refuse to give a mortgage on a flying freehold home.
It depends who your proposed lender is. Santander has different instructions for example to Nationwide. Should you wish to telephone us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Stone. Conveyancing will be smoother if you use a solicitor in Stone especially if they are accustomed to such properties in Stone.
I am looking at a two maisonettes in Stone both have approximately 50 years unexpired on the leases. Will this present a problem?
There are no two ways about it. A leasehold apartment in Stone is a wasting asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it reduces the salability of the property. For most purchasers and mortgage companies, leases with less than 75 years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Stone conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Leasehold Conveyancing in Stone - Sample of Questions you should ask before buying
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Can you tell me if there are any major works on the horizon that could add a premium to the maintenance costs? It would be prudent to find out if the the lease includes any adverse restrictions in the lease. By way of example it is very common in Stone leases that pets are not permitted in certain buildings in Stone. If you like the flatin Stone however your dog can’t make the move with you then you will be presented with a hard determination. Are any of leasehold owners in arrears of their service charge payments?
What can I do to discover who is the owner of a property in Stone?
As long as the property is registered with HMLR, and you have sufficient specifics of the location of the premises, you should be able to obtain results from the HMLR of the recorded owner for a fee.