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Find a Lender-Approved Local Conveyancer in Buntingford

Ready to buy a new home? Find a law firm approved by your lender.

Follow your intuition—you will have a better move where you instruct a high street solicitor in Buntingford

Reasons to use our Buntingford conveyancing solicitors

  • 1 No matter what any other lawyers may claim it could be necessary to attend your conveyancer to sign documents. There are various parties with with an interest in a house sale without needing to include Royal Mail into the pot.
  • 2 We are the UKs most comprehensive residential conveyancing directory service identifying mortgage company approved law firms conducting conveyancing in Buntingford regulated and authorised by the SRA or Council of Licensed Conveyancers.
  • 3 Buntingford property lawyers have a significant advantage when it comes to Buntingford conveyancing as they have important local knowledge of local authority requirements, planning policies and other matters that can affect your home move
  • 4 The mark of a good conveyancing solicitor in Buntingford is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by national chain estate agents) often falls short of the high standards of professionalism you will expect.
  • 5 Using a high street Solicitor in the main results in a more personal touch. Sometimes when dealing with a an online conveyancing factory, you tend to be looked after by a team of people who check what is happening on the file by reading from their computer screens.

Examples of recent conveyancing in Buntingford since September 2024*

Recently asked questions about conveyancing in Buntingford

I am selling my home in Buntingford and the EA has just text me to say that the buyers are switching solicitor. The reason given is that the mortgage company will only engage with solicitors on their conveyancing panel. On what basis would a big named mortgage company only deal with certain law firms rather the firm that they want to select for their conveyancing in Buntingford ?

Banks have always had panels of law firms they are content to work with, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.

Lending institutions blame a rise in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any sway in the decision.

Are the Buntingford conveyancing solicitors identified as being on the Principality conveyancing panel, together with their details provided by Principality?

Buntingford conveyancing firms themselves provide us confirmation that they are on the Principality conveyancing panel as opposed to being supplied with a list from Principality directly.

I have a renovated Edwardian house in Buntingford. Conveyancing practitioner acted for me and HSBC Bank. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold with the matching property. I'd like to know for sure, how can I find out??

You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Buntingford and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing solicitor who conducted the work.

My brother has recommend that I appoint his lawyers for conveyancing in Buntingford. Should I find my own solicitor?

No doubt the ideal way to select a conveyancing lawyer is to seek feedback from friends or family who have experience in using the firm you're are thinking of instructing.

All being well we will complete our sale of a £375,000 garden flat in Buntingford in just under a week. The landlords agents has quoted £384 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Buntingford?

For most leasehold sales in Buntingford conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

    Addressing pre-exchange enquiries Where consent is required before sale in Buntingford Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale
Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Buntingford leasehold property is £350. For Buntingford conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide answers.

I invested in buying a 2 bed flat in Buntingford, conveyancing having been completed in 2010. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Buntingford with a long lease are worth £216,000. The ground rent is £50 yearly. The lease finishes on 21st October 2093

With 69 years left to run we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as legals.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.

I am buying a flat and need a conveyancing solicitor in Buntingford who is on the lender approved panel. Can you recommend a Buntingford or local Buntingford solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the mortgage company who carry out conveyancing in Buntingford. We dont recommend any particular solicitor.

Last updated

Planning law solicitors in Buntingford regulated by the Solicitors Regulation Authority

The list below is a small selection of solicitors in Buntingford practicing in planning law. The solicitors can give expert legal advice on all aspects of planning, including tree preservation orders
  • J F Mitchell & Co, Old Vicarage, Bull Lane, Langley Upper Green, Saffron Walden, Essex, CB11 4SA

Purchase conveyancing in Buntingford normally includes the following:

  • Property lawyer instructed by the purchaser once the offer has been accepted
  • Investigating the title unregistered or registered
  • Carrying out Buntingford property searches for the property
  • Assessing draft sale agreement and other documentation collated by the vendor’s lawyer
  • Raising enquiries with the seller’s lawyer
  • Negotiating the purchase agreement
  • Going through replies provided by the vendor to pre-exchange enquiries
  • Agreeing the wording for the Transfer document
  • Advising the buyer in respect of the mortgage offer: (where appropriate)
  • Drawing up and sending the purchaser a report on title (that is; a breakdown of all findings on the property)
  • Carrying out the key stage of exchanging contracts and then preparing for completion
  • Completion of and submitting to HM Revenue and Customs the correct SDLT forms and payment
  • Dealing with the registration formalities for the buyer and the home loan (if appropriate) at the HMLR.

Whether you are going through a divorce or separation or simply wish to transfer your property to someone else, transfer of equity conveyancing in Buntingford has some of the following tasks:

  • Obtaining instructions from the appropriate parties
  • Investigating the title to the property
  • Representing lender (if relevant)
  • Negotiating the terms of the transaction
  • Drawing up Transfer or approving draft Transfer
  • Negotiating amendments to the draft Transfer
  • Communicating with parties with regards to the Transfer
  • Agreeing and preparing for completion
  • Receiving and transferring funds to relevant parties
  • Preparing and submitting to HMRC the appropriate SDLT forms and payment
  • Dealing with the registration formalities for the buyer and the mortgage (if appropriate) at the Land Registry.

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.