My Solicitor in Stanstead Abbotts is not on the Aldermore Approved Panel. Can I still use my prefered solicitor notwithstanding that they are excluded from the Aldermore panel?
The limited options available to you here include:
- Carry on with your preferred Stanstead Abbotts solicitors but Aldermore will need to instruct a conveyancer on their list of acceptable firms. This will result in additional overall conveyancing charges as well as result in delays.
- Get a new practitioner to act in the conveyancing, not forgetting to check they are on the Aldermore panel
I opted to have a survey carried out on a house in Stanstead Abbotts ahead of appointing conveyancers. I have been advised that there is a flying freehold aspect to the property. The surveyor has said that some mortgage companies will refuse to issue a loan on this type of premises.
It varies from the lender to lender. Santander has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Stanstead Abbotts. Conveyancing will be smoother if you use a solicitor in Stanstead Abbotts especially if they regularly deal with such properties in Stanstead Abbotts.
Do I need to be suspicious by brokers that I am dealing with are recommending an online conveyancing firm as opposed to a local Stanstead Abbotts conveyancing company?
As with many professional services, often recommendations from family and friends can be extremely useful or valuable. But there are many players in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies may recommend lawyers to choose. On occasion these solicitors might be known to one of the organisations as one of the best in their field, but occasionally there may be a financial incentive behind the recommendation. You are at liberty to appoint your preferred conveyancer. However, bear in mind that the majority of banks specify a panel list of solicitors you have to use for the lender aspect of your transaction.
I need to appoint a conveyancing solicitor for purchase conveyancing in Stanstead Abbotts. I've discover a web site which seems to have the perfect answer If it is possible to get all the legals done via web that would be ideal. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I work for a long established estate agency in Stanstead Abbotts where we have experienced a number of leasehold sales derailed due to short leases. I have received inconsistent advice from local Stanstead Abbotts conveyancing solicitors. Please can you clarify whether the seller of a flat can start the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I purchased a leasehold flat in Stanstead Abbotts, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Stanstead Abbotts with an extended lease are worth £211,000. The ground rent is £45 yearly. The lease ends on 21st October 2092
You have 67 years unexpired we estimate the premium for your lease extension to range between £10,500 and £12,000 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 cannot give you the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.
What can I expect to pay for conveyancing in Stanstead Abbotts?
The amount you are levied for Stanstead Abbotts conveyancing charges are likely to be calculated at:
- a standard fee; or
- on a time spent basis (i.e. the time spent on the particular case).
In reality you seldom hear of Stanstead Abbotts conveyancing solicitors charge on time basis