Having been referred to your site we were going to appoint conveyancing solicitor in Royston recommended by you but stumbled across alternative costs illustrations via the web look less pricey – why is this?
There are plenty of solicitors offering what appear to be extremely cheap conveyancing in Royston. We would urge you to think twice as to how important this transaction is to you that you are willing to be penny wise pound foolish with regard to the standard of the legal work. Many of them list a cheap quote as a headline but hide additional costs in the fine print..
It is a dozen years since I acquired my house in Royston. Conveyancing lawyers have just been appointed on the sale but I am unable to track down my deeds. Will this jeopardise the sale?
You need not be too concerned. First there is a possibility that the deeds will be with your mortgage company or they could be in the possession of the conveyancers who oversaw your purchase. Secondly in most cases the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring current official copies of the land registers. The vast majority of conveyancing in Royston relates to registered property but in the unlikely event that your home is not registered it is more of a problem but is not insurmountable.
I am considering mortgaging my apartment in Royston, does my lawyer need to be on the UBS Solicitor panel?
In theory, you could use a solicitor that is not on the UBS conveyancing panel, but UBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
I am close to exchanging contracts on the sale of our home in Royston and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Royston conveyancer would know this is not the case. It does beg the question why the buyers are using a factory type conveyancing outfit rather than a conveyancing solicitor in Royston. We have lived in Royston for many years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Royston is where the house is located. Can you offer any advice?
Flying freeholds in Royston are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Royston you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Royston 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 property.
Me and my husband have today had a bid accepted on our first home in Royston, and are now looking to get solicitors appointed. We have utilised the numerous comparison based websites and the fee estimates are from all across the the UK. Is it critical to have a Royston solicitor local to your potential new home? I am content to do everything electronically, but I guess at some point we may need to physically go into the solicitor's office to sign papers?
There is no need to physically visit the office of your solicitor, they can post any relevant contracts to you, which you can sign and return. Many buyers and sellers prefer to instruct a locally based solicitor, but it is not a prerequisite for conveyancing in Royston.