I am searching for value for money property lawyer. Should I go for for a web based conveyancer or a family Long Stratton conveyancing solicitor?

Long Stratton is a unique place, where regional knowledge counts for a lot. The relaxed pace of life has an upside – but not for your home move. The property lawyers that we work with display vast Long Stratton knowledge with a proactive, hands-onapproach that helps the conveyancing to progress without delay. It is a definite plus where they can make use of good relationships with financial advisers, estate agents, valuers and counterpart Long Stratton conveyancing solicitors

Due to complete my purchase in Long Stratton next Thursday. My solicitor now wants me to supply her with proof of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the bank. What risks does the lender expect the insurance to cover?

Any lawyer on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These requirements are not specific to conveyancing in Long Stratton.

Please help - my lawyer says that missing deeds insurance is required on my purchase. What is the level of cover for Long Stratton conveyancing?

The right level of missing deeds indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such insurances.

I am expecting a DIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Long Stratton solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Long Stratton 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 UBS for my property in Long Stratton. Conveyancing was finalised some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?

You must advise UBS prior to renting your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will permit you to let 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 UBS directly. It should not be necessary to do this via a UBS conveyancing panel firm.

I used Action Conveyancing a few years past for my conveyancing in Long Stratton. I now require my papers however cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Long Stratton of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

We had our mortgage approved on Monday with our lender. We are using a local conveyancer in Long Stratton yesterday. Today, our financial adviser called to say that the bank said that we cannot use our solicitor as they aren't on their panel. As novices, we had no idea that the bank had some control over our choice Is this usual?

You are at liberty to use any lawyer you want to use for your conveyancing in Long Stratton however if your lender aren't happy with them you must incur an extra fee so the bank can retain their own lawyers. sometimes it is conceivable that your solicitor may apply to get added to the mortgage company panel. Do make the most of internet search facilities such as lenderpanel.com to find a conveyancing solcitor in Long Stratton on the lender panel. You can go into your local bank branch in Long Stratton. They will know some good conveyancing solicitors in Long Stratton on the panel for your mortgage company.