I have given 8 weeks notice to my current landlord and have to vacate my let out apartment in Stoke Poges by 30/10/2025. Conveyancing for my house purchase is underway. Is it possible to complete in 4 weeks as I wish to avoid having to move into temporary accommodation?
Generally one should not serve notice on a rental unless exchange of contracts has taken place. Assuming that you have not previously done so, notify to your lawyer and ask them to they apply pressure on the sellers side, try to an agreed time frame that everyone will look to achieve
Why do I have to pay up front when it comes to conveyancing in Stoke Poges?
Where you are retaining lawyers for conveyancing in Stoke Poges your solicitor will request that you place them with funds to cover the search fees. Ordinarily this is called for to cover the fees of the conveyancing searches. When the down payment is payable against the purchase price then this will be asked for shortly in advance of exchange of contracts. Any further balance that is due will be payable a couple of days ahead of the day of completion.
I'm the sole recipient of my late grandmother’s will with all property in now in my sole name, including the my former home in Stoke Poges. Conveyancing formalities meant that the Land Registry date was in August. I plan to dispose of the house. I understand that there is a CML six month 'rule', meaning my property ownership will be considered the same way as if I'd bought the house in August. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How sensible a view lenders take of it, depend on the mortgage company as this obligation is primarily there to pick up on subsales or the wholesaling and assigning of properties.
I have a mortgage with TSB for my property in Stoke Poges. Conveyancing was finalised 12 months ago. If I am intending 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?
Your original mortgage agreement with TSB will provide that you need their approval before renting 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 solicitor.
I am selling my apartment. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being a right pain. The Stoke Poges solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Due to the guidance of my in-laws I had a survey completed on a house in Stoke Poges in advance of retaining lawyers. I have been told that there is a flying freehold element to the property. Our surveyor has said that some lenders will not issue a loan on a flying freehold home.
It depends who your proposed lender is. Lloyds has different instructions for example to Birmingham Midshires. Should you wish to call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Stoke Poges. Conveyancing may be slightly more expensive based on your lender's requirements.
Is it possible to swap conveyancer as I have to instruct one who is on the The Royal Bank of Scotland conveyancing list. I instructed a local conveyancing solicitor in Stoke Poges five minutes from me but she is not approved by The Royal Bank of Scotland
It would be our pleasure to assist you find a conveyancing solicitor in Stoke Poges on the The Royal Bank of Scotland panel. Please note that the law firms that we work with do not pay us a referral fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Stoke Poges. In making use of the find a conveyancing solicitor tool on this site, you can contrast costs for conveyancing solicitors in Stoke Poges and throughout England and Wales.