I had intended to instruct a conveyancing solicitor in Stratford for our house move. Our financial adviser has since notified us that our mortgage lenders The Royal Bank of Scotland won't deal with them. Why is this not regarded as unfair competition?
Before the recession most mortgage companies had a different appetite for risk. Almost all Stratford conveyancing firms would have been on most bank panels. The Financial Services Authority in 2010 completed a thematic review into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more data from law firms concerning their operations and the individuals who work for them as well as set certain criteria such a completing on a minimum number of conveyancing. Many Stratford conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Stratford is amongst the thousands of locations where the solicitors we recommend are members of the panel for The Royal Bank of Scotland.
I am assisting my niece sell her flat in Stratford. Will the conveyancing solicitor order an energy assessment or do I organise this?
After the demise of Home Packs, EPC’s was maintained a mandatory part of selling a house. An EPC should be commissioned prior to the property being advertised. This is not a task that law firms normally organise. If you are using a Stratford conveyancing solicitor they may be able to arrange energy assessments due to their relationships with reputable Stratford energy assessors
We were going to get a AIP from Barclays this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Barclays recommend any Stratford solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Stratford solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
I have decided to exercise my right to buy my property in Stratford off the council. I have a mortgage offer with Yorkshire BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
My relative suggested that if I am purchasing in Stratford I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Stratford conveyancing searches. It is not a small document of more than thirty pages, listing and setting out important information about Stratford around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Stratford Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Stratford Education with plans and statistics, Local Amenities and other useful information regarding Stratford.
I'm converting the mortgage on my existing property to a BTL mortgage with Chelsea Building Society and I will use the ballance of the raised equity as a deposit on further property. The area we are talking about is Stratford. Will your lawyers be able to act for the two mortgage companies and tie in the conveyances?
Do use our search tool on this page to ensure that the conveyancers are on the relevant lender panels. On the basis that they are your conveyancer should be able to simultaneously deal with the two transactions but you should talk with you conveyancer and communicate your desired outcome and requirements.
My husband and I are first time buyers - agreed a price, yet the selling agent informed us that the owners will only move forward if we appoint the agent's preferred conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a family solicitor accustomed to conveyancing in Stratford
It is highly unlikely the sellers are driving this. Should the vendor desire ‘a quick sale', turning down a serious buyer is going to damage their objectives. Bypass the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you intend to instruct your preferred Stratford conveyancing lawyers - rather thanthose that will provide their negotiator at the agency a referral fee or achieve conveyancing targets pre-set by corporate headquarters.
Why is New Build conveyancing in Stratford more expensive?
Conveyancing in Stratford for newly converted or new build properties can sometimes involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as additional investigations and contractual concerns.