My mortgage broker has asked me for my Staines law firm’s panel reference for the Nationwide conveyancing panel. What is the best way to discover this. I have e-mailed my local Staines branch but they don't know it.
You are best placed to get this information from your Staines solicitor . Most Staines conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
It is a dozen years since I purchased my property in Staines. Conveyancing lawyers have just been instructed on the sale but I can't track down the title deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly the deeds may be with your lender or they may be in the possession of the solicitor who acted in your purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Nearly all conveyancing in Staines involves registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.
I can see plenty of here about conveyancing in Staines but what is your top tip for choosing the right conveyancer in Staines
It would be unwise to be swayed by the lowest Staines conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
I have paid off my mortgage with Principality. I assume I don't need a Staines lawyer on the Principality panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Staines. I have a mortgage agreed with Barclays. 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 Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
Due to the encouragement of my in-laws I had a survey completed on a property in Staines ahead of instructing lawyers. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some banks will refuse to issue a loan on a flying freehold property.
It varies from the lender to lender. HSBC has different requirements for example to Nationwide. Should you wish to call us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Staines. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Staines to see if the conveyancing will be more expensive.
I’m about to sell my ground floor apartment in Staines. Conveyancing solicitors are to be appointed soon, however I have just had a yearly service charge demand – Do I pay up?
It best that you pay the maintenance contribution as you normally would because all rents and service charges will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
After years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Staines. Can we issue an application to the Residential Property Tribunal Service?
Most definitely. We can put you in touch with a Staines conveyancing firm who can help.
An example of a Lease Extension decision for a Staines property is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case was in relation to 1 flat. The unexpired term as at the valuation date was 82.93 years.