I can't travel far from Stevenage. I would like to know the reason why all Stevenage conveyancers are not on all mortgage company panels?
Even though it may seem unfair for lenders to limit who can act for them, from the public’s or solicitor’s standpoint, the the contrary view is that banks are becoming ever more anxious and regard it imperative to protect them from illegal activities. As a consequence of this concern banks are limiting their panel of approved conveyancing lawyers to a size that they are happy to control.
Why do I have to pay up front for my conveyancing in Stevenage?
If you are buying a property in Stevenage your solicitor will request that you to provide them with monies to cover the search fees. Normally this is requested to cover the fees of the conveyancing searches. If any down payment is payable against the total price then this will be required immediately prior to exchange of contracts. Any further balance that is needed should be transferred shortly before completion.
I am being advised by my solicitor that missing deeds insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Stevenage?
The right level of missing deeds indemnity insurance depends on your lender. It would differ for example between Barclays and Skipton Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
I had an offer accepted on a house in Stevenage on 2/10/2025, valuation was booked five days later, received a clean bill of health. Solicitor appointed, so all that was missing was my mortgage offer. Having made daily calls to Nationwide and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nationwide conveyancing panel. Are Nationwide entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
After what feels like an age I have had an offer on a flat in Stevenage agreed to, but there is a chain. The vendors have placed an offer on on an apartment, however it’s not yet tied up, and are looking at other properties booked. I have chosen a local conveyancing solicitor in Stevenage. What do I do now? When do I get the mortgage application with Co-operative started?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is approx £1k, then valuation, Stevenage conveyancing search costs, etc). First, you must ensure that your lawyer is on the Co-operative conveyancing panel. As to the subsequent phase this very much depends on the specifics of your case, attraction to this property and on the state of the market. In a rising market many purchasers would apply for a home loan with Co-operative and pay for the valuation and only if it was satisfactory would they pay their solicitor to proceed with searches.
I require quick conveyancing in Stevenage as I am under pressure to sign on the dotted line within one month. A home loan is not required. Is it possible to escape the need for conveyancing searches to save money and time?
As you are not getting a home loan you are at free not to do searches although no conveyancer would recommend that you don't. With lots of history conveyancing in Stevenage the following are instances of what can appear and therefore affect future saleability: Enforcement Actions, Overdue Fees, Overdue Grants, Railway Schemes,...
Are there restrictive covenants that are commonly picked up as part of conveyancing in Stevenage?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Stevenage. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Stevenage is the location of the property. Is there any guidance you can impart?
Flying freeholds in Stevenage are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Stevenage you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stevenage may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.