Please help. My Stanley conveyancer is advising me that he has toconduct Stanley conveyancing searches asthe firm are on the Lloydsapproved lawyer panel. Is my lawyer correct?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Stanley conveyancing searches.

I am planning to acquire a property and require a conveyancing solicitor in Stanley who is on the Yorkshire Building Society conveyancing. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Yorkshire Building Society in certain locations such as Stanley. We dont recommend any particular firm.

When it comes to mortgage companies such as Yorkshire BS, do Stanley property lawyers face an annual charge to be on the conveyancing panel?

We are not aware of any lender fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

is it true that all Stanley solicitors on the UBS conveyancing panel are overseen by the SRA?

As a firm of solicitors, in order to be on the UBS conveyancing panel they would need to be governed by the SRA. Some mortgage companies do list licenced conveyancers on their panel in which case such organisation would be governed by the CLC.

We are getting the release of further funds on our home loan from UBS as we wish to conduct improvements to our house in Stanley. Are we obliged to choose a local Stanley solicitor on the UBS conveyancing panel to handle the legals?

UBS don't usually appoint firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS panel.

I have been recommended by a few estate agents in Stanley to get a quote from a conveyancer using your seach tool. Is there a financial advantage for Estate Agents to recommend your lawyers over and above another?

We refuse to offer any commission for directing people to this site. 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?’ So we decided to step away from that.

I am in need of some leasehold conveyancing in Stanley. Before I get started I want to be sure as to the number of years remaining on the lease.

Assuming the lease is recorded at the land registry - and 99.9% are in Stanley - 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.

Stanley Leasehold Conveyancing - Sample of Questions you should ask before Purchasing

Best to be warned whether changing the roof or some other major work is coming up to be shared between the leasehold owners and could well materially impact the level of the service charges or necessitate a one off invoice. How much is the service charge and ground rent on the property? Where a Stanley lease has no more than eighty years it will impact the value of the property. It is worth checking with your lender that they are happy with remaining years on the lease. A short lease means that you will probably have to extend the lease sooner rather than later and you need to have some idea of how much this would cost. For most Stanleylease extensions you will be required to have owned the property for a couple of years before you are legally able to extend the lease.