As a novice what is the most important piece of guidance you can give me regarding purchase conveyancing in Stechford?
You may not hear this from too many lawyers but conveyancing in Stechford or throughout Birmingham is an adversarial experience. Put another way, when it comes to conveyancing there exists an abundance of room for confrontation between you and others involved in the legal transfer of property. For instance, the seller, estate agent and sometimes your lender. Appointing a solicitor for your conveyancing in Stechford an important selection as your conveyancer is your adviser, and is the ONE party in the transaction whose interest is to look after your best interests and to protect you.
We are witnessing a worrying increase in the "blame" culture- someone must be at fault for the process being so protracted. We recommend that you should always trust your lawyer above all other players when it comes to the legal assignment of property.
My Solicitor in Stechford is not listed on the Accord Mortgages Ltd Approved Panel. Can I still use my prefered solicitor notwithstanding that they are not on the Accord Mortgages Ltd list of approved lawyers?
The limited options open to you here include:
- Carry on with your preferred Stechford lawyers but Accord Mortgages Ltd will need to retain a conveyancer on their list of acceptable firms. This will result in additional total conveyancing fees and result in frustration.
- Choose an alternative practitioner to to deal with the purchase, remembering to check they are on the Accord Mortgages Ltd panel
We were going to get a OIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Stechford solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Stechford solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
I have a mortgage with TSB for my property in Stechford. Conveyancing has been completed months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?
TSB must be informed of your intention before letting out your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. It should not be necessary to do this via a TSB conveyancing panel lawyer.
It is unclear whether my mortgage offer requires a lease extension. I have telephoned my Stechford bank branch on a couple of occasions and was informed it wasn't a problem and they will lend. My Stechford conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they will not lend in accordance with their published requirements. Who do I believe?
Your lawyer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 provisions for your lender. 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
A relative advised me that if I am purchasing in Stechford I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes included in the estimate for your Stechford conveyancing searches. It is a large report of more than thirty pages, listing and detailing important information about Stechford around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Stechford Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information regarding Stechford.
A couple of months ago I was told by my lender that their panel solicitors work on no move no fee basis for conveyancing in Stechford. I had a purchase fall through yet the solicitors want search fees! They say the fees are independent!
Stechford conveyancing search fees are separate expenses not solicitors fees as these are paid to independent parties.