My partner’s brother is a property lawyer. I expect that I will be offered friends and family fee for conveyancing, However if that does not come through, what kind of fees should I be paying for conveyancing in Stourbridge?
You should contrast pricing. Make use of our comparison tool on this site. Whilst fees seem to vary but service levels do are distinct between law firms as is the case with the vast majority of professional services.
Last month we had a mortgage agreed in principle with Coventry BS. Stourbridge conveyancing solicitors were appointed. How long does it take for Coventry BS to send the offer to the property lawyer?
Some lenders take longer than others. Have Coventry BS completed the survey? Have you advised Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have paid off my mortgage with Clydesdale. I assume I don't need a Stourbridge property lawyer on the Clydesdale panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I can not work out if my mortgage offer requires a lease extension. I have called my Stourbridge building society branch on a couple of occasions and was reassured it wasn't a problem and they will lend. My Stourbridge conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend based on their published requirements. Who do I believe?
As long as the lawyer is on the lender approved list, they must adhere to the Council of Mortgage Lenders’ Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the bank 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.
Despite weeks of looking the Title Certificate and documents to my house can not be found. The solicitors who conducted the conveyancing in Stourbridge 5 years ago no longer exist. What are my options?
Assuming the title is registered the information relating to your proprietorship will be recorded by HMLR with a Title Number. It is possible to conduct a search at the Land Registry, identify your property and secure current copies of the property title for a small fee. If the title is Leasehold then the Land Registry will in most cases retain a certified copy of the Registered Lease and again, a copy can be obtained for twenty pounds.
I'm buying a new build house in Stourbridge benefiting from help to buy. The builders refused to budge the price so I negotiated 6k of additionals instead. The sale representative suggested that I not inform my lawyer about this extras as it could adversely affect my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My wife and I have chosen a Stourbridge conveyancing solicitor for our house purchase (novice purchasers) and have spotted in the engagement letter that they are not governed by the Financial Conduct Authority. Am I right to be worried or is that standard with lawyer?
We can't see why they should be. Most property lawyer don't lend money. They will be regulated by the SRA, who have specific stipulations in place on monies deposited in their bank.