It may have been a long time coming a loan agreement from HSBC for the remortgage of my single bedroom flat is due imminently. Could you suggest a cheap conveyancing law firm in Stanmore?
You have arrived at the wrong place to search for a cheap conveyancing solicitors in Stanmore. We can offer you cost effective conveyancing but we do not advertise as being the cheapest. Avoid the trap of appointing companies enticing you with ninety nine pound conveyancing in Stanmore. In your best case scenario, in deciding on cheap conveyancing, you will get your money’s worth and at worst it will result in you being stung for extras and still not end up with the service expected.
My home in Stanmore is up for sale and I have accepted an offer. Does my solicitor need to be on the TSB conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the TSB conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.
We previously chose conveyancing lawyers based in Stanmore on the Co-operative solicitor approved list. They have just billed me a separate charge for the legal aspects of the Co-operative mortgage. Is this an additional conveyancing fee specified by Co-operative?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your lawyer is entitled to levy a fee for this. The charge is not set by Co-operative but by your Stanmore conveyancing practitioner. Plenty of firms on the Co-operative panel will quote an ‘acting for lender’ fee and others do not.
Can I be sure that the Stanmore conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Stanmore obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer carrying out your transaction.
The formalities of my purchase has taken place for my property in Stanmore. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
five months have elapsed since my purchase conveyancing in Stanmore took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am looking for a ground for flat up to £235,500 and found one near me in Stanmore I like with amenity areas and railway links in the vicinity, however it only has 61 years unexpired on the lease. I can't really find anything else in Stanmore suitable, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a home loan the shortness of the lease will be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you can request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.