We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Does this mean I have to use their panel lawyer as I would much rather appoint a Staffordshire based conveyancing firm?
You should check but the chances are that appoint one of their panel lawyers where you want the "fee-free" incentive. Contact the lender and explore if they allow a cash alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in Staffordshire.
What does a local search inform me regarding the house I am purchasing in Staffordshire?
Staffordshire conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for example Searchflow The local search is essential in every Staffordshire conveyancing purchase; as long as you don’t want any nasty once you have moved into your property. The search will supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
I used Arc property Solicitors several years past for my conveyancing in Staffordshire. I now require my papers but the law firm has closed. 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 Staffordshire of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Staffordshire is where the house is located. Can you offer any guidance?
Flying freeholds in Staffordshire are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Staffordshire you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Staffordshire may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I have been recommended by a number of selling agents in Staffordshire to locate a conveyancer on your site. Is there a financial incentive for Estate Agents to offer your lawyers ahead of a competitor’s?
We refuse to give any financial incentive for directing people in our direction. We found it would be just too difficult to pay a commission because home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.