I am in need of a property lawyer. Should I go for for a nationwide conveyancer as opposed to a local Stevenage conveyancing solicitor?
Existing third party connections is an important consideration when choosing conveyancing lawyers. Stevenage conveyancers enjoy long term relationships with lenders and agents, local authorities, surveyors and other law firms meaning you will move in shortest possible time. Having years of intelligence of the local area is an advantage.
I am buying a right to buy a flat in Stevenage. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Stevenage you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Stevenage.
Have purchased a a detached house in Stevenage , What is the estimated time for the Land Registry to deal with the formalities evidencing my proprietorship? My Stevenage conveyancing solicitor has been painfully slow, so I want to be sure that my purchase is registered.
There is nothing unique about conveyancing in Stevenage registration formalities. As opposed to being determined by geographic area, timescales can differ according to the party submitting the application, whether it is in order and whether the Land registry communicate with any other parties. Currently approximately 80% of submission are fully addressed in less than three weeks but some can be subject to longer delays. Historically registration takes place after the new owner is living at the property thus 'speed' is not typically top priority yet if it is urgent that the the registration takes place urgently then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.
How does conveyancing in Stevenage differ for new build properties?
Most buyers of new build or newly converted property in Stevenage contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is completed. This is because house builders in Stevenage tend to 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 conveyancers 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 used to new build conveyancing in Stevenage or who has acted in the same development.
All being well we will complete our sale of a £150,000 flat in Stevenage next week. The managing agents has quoted £300 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Stevenage?
For most leasehold sales in Stevenage conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
-
Answering pre-exchange enquiries
Where consent is required before sale in Stevenage
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I acquired a 1 bedroom flat in Stevenage, conveyancing having been completed in 1995. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Stevenage with an extended lease are worth £197,000. The ground rent is £55 invoiced every year. The lease comes to an end on 21st October 2080
With 55 years unexpired we estimate the premium for your lease extension to range between £31,400 and £36,200 plus 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 supply a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.
I pay a service charge for my appartment in Stevenage. Due to redundancy and personal issues I slipped behind with payments. The managing agents agreed a settlement plan but there is still about £1750 currently due.
I want to dispose of the property and I am panicking this could hold me back if I have to pay off the amount due first. I'd like to sell up and subsequently pay them back with the completion monies - is this viable?
The property lawyer undertaking your Stevenage sale should be able to negotiate with the management company, and agree with them whether or not they would accept payment out of the completion monies. This is an example of why it might be good to choose a solicitor in Stevenage as they are likely to have an open line of communication with the management company.