We are purchasing our first home. The lawyer has calledto ask if we wish to take out supplemental conveyancing searches. As novices we are clueless as to what's recommended for conveyancing in Stamford
The scope of Stamford conveyancing searches depends entirely on the premises, the location, the likelihood of any of these risks, your familiarity of the area and risks, your overall attitude to risk. What is important is that you properly comprehend what information the searches could give you. Then you can decide if you consider that you need that search. If unclear, ask your solicitor to advise.
Is there a search tool that I can utilise to check that the solicitor carrying out my conveyancing in Stamford is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Barclays thus paying £187.00 plus VAT in supplemental conveyancing invoice.
You should make the most of the search tool on this site. Pick the lender and type ‘Stamford’ or your preferred area and you will be presented with a number of lawyer based in Stamford or nearest you.
What is the difference between a licensed conveyancer and conveyancing solicitor in Stamford
There are many recorded licenced Conveyancers in Stamford and Solicitor firms in Stamford who can help with your conveyancing We would stress that the two are supervised by regulatory bodies with both specialising in the legal work in the home buying process. The two can handle other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
This question may be naive but I am new to the process as FTB of a garden flat in Stamford. Do I pick up the keys to the premises on the completion date from my conveyancer? If this is the case, I will appoint a High Street conveyancing solicitor in Stamford?
On the day of completion you will not be required to go to the conveyancers office in Stamford. Your solicitors will transfer the purchase money to the seller's solicitors, and shortly after the monies have arrived, you will be invited to receive the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
Does a directory service exist listing Virgin Money panel solicitors in Stamford on the Building Society Association’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. Very few banks make their panel listings visible over the internet. If you are seeking to appoint a Stamford conveyancing practitioner on the Virgin Money please use our facility.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The solicitors who dealt with the conveyancing in Stamford 10 years ago are no longer around. What are my next steps?
As long as you have a registered title the information relating to your ownership will be recorded by HMLR with a Title Number. It is easy to conduct a search at the Land Registry, identify your property and obtain current copies of the Registered Entries for a small fee. Where the property is Leasehold then the Land Registry will in most cases retain a certified copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.
I opted to have a survey completed on a property in Stamford before instructing lawyers. I have been advised that there is a flying freehold element to the house. My surveyor advised that some lenders tend refuse to give a mortgage on such a home.
It depends who your proposed lender is. Santander has different requirements for example to Nationwide. If you e-mail us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Stamford. Conveyancing will be smoother if you use a solicitor in Stamford especially if they are acquainted with such properties in Stamford.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £450,000 maisonette in Stamford on Friday in a week. The freeholder has quoted £396 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Stamford?
Stamford conveyancing on leasehold apartments normally necessitates the buyer’s solicitor sending enquiries for the landlord to answer. Although the landlord is not legally bound to respond to such questions most will be willing to do so. They are entitled to invoice a reasonable charge for answering questions or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is £350, in some transactions it is above £800. The management information fee demanded by the landlord must be sent together with a summary of rights and obligations in relation to administration charges, without which the charge is technically not due. Reality however dictates that one has no choice but to pay whatever is demanded should you wish to exchange contracts with the buyer.
I acquired a ground floor flat in Stamford, conveyancing was carried out January 2008. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Stamford with over 90 years remaining are worth £176,000. The ground rent is £50 levied per year. The lease ceases on 21st October 2105
With only 80 years left to run we estimate the premium for your lease extension to range between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.