Are you able to recommend a Bank of Scotland accepted Stotfold conveyancing conveyancer who can have us moved in within 10 days? Would it be better to use a local Stotfold practice or a national firm?
We can recommend some very good Stotfold conveyancing firms. Another option is to visit the high street in Stotfold. Approach some well established firms and request to see a conveyancing solicitor for a fee estimate. Discuss your requirements together with your reasons and get an assurance on your deadline. Select the one that you are most comfortable with.
Is it the case that all Stotfold conveyancing solicitors on the Co-operative conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Co-operative conveyancing panel they would need to be regulated by the SRA. Many mortgage companies do list licenced conveyancers on their panel and in such a situation the firms would be overseen by the Council of Licensed Conveyancers.
It is unclear whether my bank requires a lease extension. I have called into my local Stotfold bank branch on various occasions and was told it wasn't an issue and they will lend. My Stotfold conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend in accordance with their published requirements. Who do I believe?
The solicitor has to comply with the Council of Mortgage Lenders’ Handbook section two requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Lloyds have agreed my mortgage in principle, my bid on a apartment in Stotfold has been accepted, what happens next?
The estate agent will need to know who your solicitors are (ensure that the solicitors are on the bank’s approved list). Call up Lloyds or your financial adviser and complete any relevant paperwork. Lloyds will appoint a valuer who will get in contact with the estate agent or owners to arrange a slot for the valuation to take place. Once conducted (assuming no problems) it takes on average a week for the mortgage offer to be issued. Lloyds will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Stotfold.
Will my conveyancer be raising enquiries about flooding as part of the conveyancing in Stotfold.
Flooding is a growing risk for lawyers dealing with homes in Stotfold. There are those who purchase a house in Stotfold, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, however there are a numerous searches that may be carried out by the buyer or on a buyer’s behalf which will figure out the risks in Stotfold. The conventional set of property information forms given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the seller to discover whether the premises has suffered from flooding. If the premises has been flooded in past and is not disclosed by the owner, then a purchaser could bring a claim for damages resulting from an misleading answer. The buyer’s lawyers should also order an environmental report. This should reveal if there is any known flood risk. If so, further inquiries will need to be made.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Stotfold is where the house is located. Can you shed any light on this issue?
Flying freeholds in Stotfold are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stotfold you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stotfold 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 property.
I am thinking of appointing a conveyancing practitioner in Stotfold for my house move. Is it possible to review a firm’s complaints history with the profession’s regulator?
You may see documented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator could recorded telephone calls for training purposes.
Can a conveyancer remove a name from the title of my home in Stotfold ?
Removing or adding someone to the title of your home is relatively straightforward. You’ll need to appoint a property lawyer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancer