Find a Lender-Approved Local Conveyancer in St Neots

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If you have reached us by Googling ‘Conveyancing in St Neots’ follow your intuition — you will have a better house move where you instruct a conveyancing solicitor in St Neots.

Top reasons to use our service to help you find a high street conveyancing solicitor in St Neots

  • 1 This site is the only site that enables you the facility to check that your conveyancing in St Neots will be conducted by a conveyancer on your mortgage lender’s member panel.
  • 2 The companies identified on our web pages have a variation of conveyancing lawyers, legal executives and support staff handling over one hundred thousand cases each year.
  • 3 St Neots conveyancers work in partnership with St Neots estate agents, house builders, surveyors, banks and other professionals to ensure that a quality service is provided to buyers and sellers every step of the way, ensuring the smoothest, most stress-free process possible
  • 4 St Neots conveyancing lawyers will acquainted with the local Land Registry Office, Local Authority and property agents
  • 5 Solicitors accustomed to conveyancing in St Neots regularly deal withlocal concerns specific to St Neots and therefore you may benefit from better advice and expeditious conveyancing.

Examples of recent conveyancing in St Neots since January 2021*

Recently asked questions about conveyancing in St Neots

I am selling my apartment in St Neots and the estate agent has just e-mailed to say that the purchasers are appointing a new conveyancer. The reason given is that the bank will only deal with solicitors on their approved list. Why would a major lender only engage with certain lawyers rather the firm that they want to choose to handle their conveyancing in St Neots ?

UK lenders have always had panels of law firms they are willing to work with, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Lenders blame a rise in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.

We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would prefer to appoint a specialised conveyancing solicitor in St Neots?

Do check but the chances are that give you one of their panel lawyers where you want the "fee-free" incentive. Speak to the bank to ask if they offer you a cash alternative. Some lenders have previously offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near St Neots.

Is it possible to change conveyancer as I have to retain one who is on the TSB conveyancing panel. I was using a family conveyancing solicitor in St Neots round the corner but she is not approved by TSB

We will our best to assist in finding you a conveyancing solicitor in St Neots on the TSB panel. Please note that the solicitors that we on the directory do not pay us fee if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in St Neots. Using search facility on this website, you can compare charges for conveyancing solicitors in St Neots and throughout England and Wales.

We're first time buyers - had an offer accepted, yet the estate agent has warned us that the seller will only proceed if we use their preferred solicitors as they need an ‘expedited deal’. Our preferred option is to instruct a high street solicitor accustomed to conveyancing in St Neots

We suspect that the seller is unaware of this request. Should the owner desire ‘a quick sale', alienating a genuine buyer is likely to cause more damage than good. Contact the vendors directly and make the point that (a)you are genuine purchasers (b)you are ready to progress, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you will continue to appoint your preferred St Neots conveyancing lawyers - not the ones that will earn their negotiator at the agency a referral fee or meet his conveyancing targets pre-set by corporate headquarters.

I am attracted to a couple of flats in St Neots both have about forty five years left on the lease term. Do I need to be concerned?

There is no doubt about it. A leasehold apartment in St Neots is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it adversely affects the value of the premises. For most purchasers and banks, leases with under eighty years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with St Neots conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I am the registered owner of a ground floor flat in St Neots, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Equivalent flats in St Neots with over 90 years remaining are worth £190,000. The ground rent is £45 yearly. The lease comes to an end on 21st October 2083

With 62 years remaining on your lease we estimate the premium for your lease extension to be between £17,100 and £19,800 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.

What is the reason for new build conveyancing in St Neots being more expensive?

Conveyancing in St Neots for recently converted or new build homes can sometimes involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as supplemental questions and contractual concerns.

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Sample of conveyancing solicitors in St Neots regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in St Neots but also conveyancing throughout England and Wales.

  • Adlams Llp, 37b Market Square, St. Neots, Cambridgeshire, PE19 2AR
  • Beacon Wealth Legal Ltd, 26 Market Square, St. Neots, Cambridgeshire, PE19 2PJ
  • Wilkinson & Butler, Peppercorn House, 8 Huntingdon Street, St. Neots, Cambridgeshire, PE19 1BH
  • King Lawes Legal, 21a Huntingdon Street, St. Neots, Cambridgeshire, PE19 1BL
  • Simon Merchant Property Solicitors, The Old Stables, Highfield Farm, Perry, Huntingdon, Cambridgeshire, PE28 0BN

Commercial Conveyancing solicitors in St Neots regulated by the SRA

The list below is a non-comprehensive list of solicitors in St Neots practicing in commercial conveyancing in St Neots. This will likely include advice on taking a commercial lease as a tenant
  • Adlams Llp, 37b Market Square, St. Neots, Cambridgeshire, PE19 2AR
  • Beacon Wealth Legal Ltd, 26 Market Square, St. Neots, Cambridgeshire, PE19 2PJ
  • Wilkinson & Butler, Peppercorn House, 8 Huntingdon Street, St. Neots, Cambridgeshire, PE19 1BH
  • Simon Merchant Property Solicitors, The Old Stables, Highfield Farm, Perry, Huntingdon, Cambridgeshire, PE28 0BN

Residential conveyancing in St Neots normally comprises the following:

  • Obtaining instructions from the appropriate parties
  • Checking the title to the property
  • Ordering St Neots conveyancing searches with respect to the property
  • Considering the draft sale agreement and other papers prepared the seller’s lawyer
  • Raising queries with the vendor’s lawyer
  • Negotiating the sale contract
  • Analysing replies supplied by the seller to pre-contract enquiries
  • Agreeing the wording for a Transfer Deed for completion
  • Guiding the purchasing in respect of the loan offer: (where applicable)
  • Drawing up and sending the buyer a report on title (that is; a breakdown of all findings on the property)
  • Carrying out the key stage of exchanging contracts and then completion of the purchase
  • Preparing and submitting to HM Revenue and Customs the correct Land Tax forms and payment
  • Dealing with the registration procedures for the buyer and the home loan (where relevant) at the HM Land Registry.

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.