My Conveyancer in Stanstead Abbotts is not on the Norwich and Peterborough Building Society Solicitor Panel. Can I still use my prefered solicitor even though they are excluded from the Norwich and Peterborough Building Society approved list?
Your options are as follows:
- Carry on with your existing Stanstead Abbotts solicitors but Norwich and Peterborough Building Society will need to use a solicitor on their list of acceptable firms. This will inevitably rack up the total conveyancing fees as well as cause frustration.
- Choose an alternative lawyer to act in the conveyancing, not forgetting to check they are on the Norwich and Peterborough Building Society panel
is it true that all Stanstead Abbotts solicitor firms on the RBS conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the RBS conveyancing panel they would need to be overseen by the SRA. Some mortgage companies do list licenced conveyancers on their panel and in that case the practice would be regulated by the Council of Licensed Conveyancers.
We previously selected conveyancers based in Stanstead Abbotts on the Kent Reliance solicitor panel. They have just billed me a separate charge for dealing with the Kent Reliance mortgage. Is this an additional conveyancing fee set by Kent Reliance?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your conveyancing practitioner is entitled to charge a fee for this. This fee is not set by Kent Reliance but by your Stanstead Abbotts solicitor. Some firms on the Kent Reliance panel will charge an ‘acting for lender’ fee and others do not.
How can we tell if a Stanstead Abbotts conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Stanstead Abbotts getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor handling your conveyancing.
How does conveyancing in Stanstead Abbotts differ for new build properties?
Most buyers of new build premises in Stanstead Abbotts approach us having been asked by the seller to sign contracts and commit to the purchase even before the house is built. This is because developers in Stanstead Abbotts typically buy the real estate, 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 property lawyers 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 accustomed to new build conveyancing in Stanstead Abbotts or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Stanstead Abbotts is where the house is located. Is there any guidance you can give?
Flying freeholds in Stanstead Abbotts are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Stanstead Abbotts 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 Stanstead Abbotts may ascertain 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 residence.
What does commercial conveyancing in Stanstead Abbotts cover?
Stanstead Abbotts conveyancing for business premises covers a wide range of services, given by qualified solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
What are your top tips when it comes to appointing a Stanstead Abbotts conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a conveyancer for lease extension works (regardless if they are a Stanstead Abbotts conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with two or three firms including non Stanstead Abbotts conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:
How many lease extensions have they conducted in Stanstead Abbotts in the last 12 months? What are the legal fees for lease extension work?
Stanstead Abbotts Leasehold Conveyancing - Examples of Queries Prior to Purchasing
Its a good idea to discover as much as possible about the managing agents as they will affect your use and enjoyment of the property. Being a leasehold owner you are frequently at the mercy of the managing agents both financially and when it comes to daily issues like the upkeep of the communal areas. Ask other people whether they are happy with them. Finally, be sure you discover the dates that you are obliged pay the maintenance charge to the managing agents and specifically what it includes. Is the freehold owned jointly by the leaseholders? What restrictions are there in the Stanstead Abbotts Lease?