We went with a high street firm for our conveyancing in Stansted recently. Reviewing the fine print I seewe are on the hook for charges even if the dealdoes not proceed. Should I ditch them and choose a web based conveyancing company promising no move no charge conveyancing in Stansted?
It is usually ‘give and take’ in that if "No Sale No Fee" is offered then the conveyancing charges will tend to be be more expensive to neutralise the transactions that do not proceed. Do bear in mind that such offerings generally do not cover expenses such as Stansted conveyancing search fees.
I am need of leasehold conveyancing for a flat in a relatively new development (five years built) in Stansted. The vast majority the appartments have already been disposed of. Is it really necessary to order conveyancing searches as part of conveyancing in Stansted?
A big part of the Stansted legal transfer of property is the conveyancing searches. There are hundreds companies who offer Stansted conveyancing searches, as well straight from the local authority. These are known collectively as personal search providers and they produce, not surprisingly, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authority.
Do conveyancers ask for money up-front when it comes to conveyancing in Stansted?
If you are buying a property in Stansted your solicitor will request that you place them with funds to cover the search fees. This will be the total of the cost of the Local Authority Search. If any deposit is payable against the total price then this should be asked for shortly ahead of exchange of contracts. Any further balance that is needed will be payable shortly before completion.
When it comes to lenders such as HSBC, do Stansted conveyancing practitioners incur an annual charge to be on the list of approved solicitors?
We are not aware of any lender fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
We have agreed to purchase a house in Stansted. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?
Given that your lender is HSBC your lawyer must follow the formal requirements outlined in Section two of UK Finance Lenders’ Handbook for HSBC. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and property lawyers are required to report to HSBC where a lease does not comply with these specifications. The provisions relate to the installation of panels on properties nationwide and is not isolated to Stansted.
We expect to receive a OIP from HSBC this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do HSBC recommend any Stansted solicitors on the HSBC conveyancing panel, or is it better to go independently?
You will need to appoint Stansted solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Stansted?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Stansted. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’