My previous solicitor has sent a quote for £1700 for no sale no fee conveyancing in Stamford. I am looking to sell a modern detached home for £125,000. This sounds expensive. Is it in excess of the average fee for conveyancing in Stamford?
The charges are a bit high. If you are happy to invest time scrutinising quotes you might get the conveyancing a bit cheaper by say £100 plus VAT. That being said, you maycome to regret opting for an an untested solicitor. Don't forget to ensure the conveyancer can also act for your mortgage company. You can use our comparison tool to choose a Stamford conveyancing company on the lender’s conveyancing panel which can often include conveyancing solicitors in Stamford.
I sincerely hope you can assist me. My Stamford conveyancer is assuring me that he has toorder Stamford conveyancing searches becausethe firm are on the Nat Westsolicitor panel. These Stamford searches cost a lot of money can this be avoided?
You have limited options available to you. As you are obtaining a home loan with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Stamford conveyancing searches.
I have been recommended a conveyancing solicitor in Stamford. I need to find out if they are on the The Royal Bank of Scotland conveyancing panel. Can you assist?
The first thing you should do is e-mail the solicitor and ask them whether they are on the lender panel. Alternatively you should get in touch with The Royal Bank of Scotland who may be able to confirm.
Can you help - my lawyer advises that breach of easement insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Stamford?
The appropriate level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between Nationwide Building Society and Barnsley Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Stamford conveyancing practitioner on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
Planning on purchasing a apartment in Stamford. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore 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 Stamford conveyancing practitioner is on the Aldermore conveyancing panel.
I used Arc property Solicitors several years ago for my conveyancing in Stamford. I now require my file but the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Stamford of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the guidance of my in-laws I had a survey completed on a house in Stamford prior to retaining lawyers. I have been informed that there is a flying freehold element to the property. Our surveyor advised that some lenders will not issue a loan on a flying freehold house.
It depends who your proposed lender is. Santander has different requirements from Nationwide. Should you wish to telephone us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Stamford. Conveyancing may be slightly more expensive based on your lender's requirements.