My financial adviser has requested my Stotfold law firm’s panel reference for the Santander conveyancing panel. What is the best way to obtain this. I have contacted my local Stotfold office but they don't know it.
The sensible thing to do is ask for this information from your Stotfold property lawyer . Most Stotfold conveyancing practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
Can you vouch for a Accord Mortgages Ltd approved Stotfold conveyancing firm who can have us moved in within under 3 weeks? Would it be better to use a high street Stotfold practice or an online conveyancer?
We would be happy to suggest some excellent Stotfold conveyancing firms. Another option is to visit the high street in Stotfold. Approach two or three law practices and ask to see a conveyancing solicitor for a fee estimate. Mention your deadline together with your reasons and get a commitment on your deadline. Select the one that you are most comfortable with.
Will commercial conveyancing searches disclose proposed roadworks that may affect a commercial estate in Stotfold?
Its becoming the norm that commercial conveyancing solicitors in Stotfold will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Stotfold. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Stotfold.
For each commercial conveyancing transaction in Stotfold it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Stotfold commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Stotfold.
I am purchasing my first flat in Stotfold with a mortgage from Accord Mortgages Ltd. The developers would not move on the price so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not inform my solicitor about the deal as it could affect my loan with Accord Mortgages Ltd. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Is it simple use the search facility to select a conveyancing lawyer in Stotfold on the panel for my bank?
Step one is to choose a bank such as National Westminster Bank, The Royal Bank of Scotland or TSB then specify your location for instance Stotfold. Conveyancing practices in Stotfold and nationally will then be listed.
Can you provide any advice for leasehold conveyancing in Stotfold from the point of view of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Stotfold can be avoided where you instruct lawyers the minute you market your property and ask them to collate the leasehold documentation which will be required by the purchasers’ solicitors. If there is a history of any disputes with your freeholder or managing agents it is very important that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over rather than ongoing. You may think that you are aware of the number of years left on your lease but you should double-check via your solicitors. A buyer’s lawyer will not be happy to advise their client to to exchange contracts if the lease term is less than 80 years. It is therefore important at an early stage that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. If you have carried out any alterations to the residence would they have required Landlord’s consent? In particular have you laid down wooden flooring? Stotfold leases often stipulate that internal structural alterations or installing wooden flooring require a licence issued by the Landlord consenting to such alterations. Where you dont have the paperwork to hand you should not communicate with the landlord without checking with your lawyer before hand.
I inherited a leasehold flat in Stotfold, conveyancing was carried out April 2008. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Stotfold with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease comes to an end on 21st October 2099
With just 74 years left to run we estimate the price of your lease extension to be between £8,600 and £9,800 plus costs.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.