Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Stanmore. Do I pick up the keys to the premises on the completion date from my solicitor? If so, I will use a local conveyancing solicitor in Stanmore?
On the day of completion you do not need to attend the conveyancers office in Stanmore. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you will be able to pick up the keys from the property Agents and move into your new home. This tends to happen early afternoon.
When it comes to mortgage companies such as TSB, do Stanmore property lawyers have to pay a yearly amount to be on the list of approved solicitors?
We are not aware of any bank fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
Planning on purchasing a house in Stanmore. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Stanmore conveyancing practitioner is on the Nottingham conveyancing panel.
I need some fast conveyancing in Stanmore as I am faced with an ultimatum to complete inside one month. A home loan is not required. Can I escape the need for conveyancing searches to save money and time?
As you are not taking a mortgage you are at free not to have searches carried out although no law firm would recommend that you don't. With lots of history conveyancing in Stanmore the following are examples of what can crop up and therefore affect the marketability of the property: Enforcement Notices, Overdue Fees, Outstanding Grants, Unadopted Roads,...
three months have elapsed following my purchase conveyancing in Stanmore took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. 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 premises 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.
How does conveyancing in Stanmore differ for newly converted properties?
Most buyers of new build property in Stanmore come to us having been asked by the seller to sign contracts and commit to the purchase even before the residence is finished. This is because developers in Stanmore typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Stanmore or who has acted in the same development.
How can the Landlord & Tenant Act 1954 impact my commercial premises in Stanmore and how can your lawyers assist?
The 1954 Act gives security of tenure to commercial tenants, granting the a statutory right to apply to court for a renewal lease and remain in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Stanmore is one of our numerous areas of the UK in which our lawyers are located