Do the conveyancing practitioners listed on your site execute auction conveyancing in Stanmore?
We know of a number of auction practitioners we can connect you with those specialising in auction conveyancing. Stanmore is just one of our locations where our lawyers have offices.
Do conveyancers request money on account for my conveyancing in Stanmore?
If you are buying a property in Stanmore your lawyer will request that you put them with monies to cover the search fees. This will be the total of the cost of the Local Authority Search. If any deposit is as part of the sale price then this will be asked for immediately prior to contracts are exchanged. The final balance that is needed should be transferred shortly before completion.
I have been advised by two or three local selling agents in Stanmore to choose a solicitor on your site. Is there a financial advantage for Estate Agents to offer your services over another?
We don’t offer any referral fee for directing people to this site. We thought it would be too underhand to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
Having had my offer accepted I require leasehold conveyancing in Stanmore. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and almost all are in Stanmore - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I inherited a garden flat in Stanmore. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the sum due for the purchase of the freehold?
You certainly can. We are happy to put you in touch with a Stanmore conveyancing firm who can help.
An example of a Lease Extension case for a Stanmore flat is 27B Hillside in February 2010. the resulting premium, all other aspects of the valuation having been agreed between the parties was set at £8,250 This case related to 1 flat. The remaining number of years on the lease was 70.25 years.
Our solicitor in Stanmore has uncovered a a problem with the lease for the apartment we are buying in Stanmore. The seller’s lawyers have offered defective title insurance as a solution. We are happy with insurance and will cover the costs. Our solicitor says that as he is on the lender conveyancing panel he must check that the lender is happy with this solution. Are we the client or is the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. A precondition to being on the mortgage company approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.