My fiance and I are looking to purchase a property in Stevenage and are in fact using a Stevenage conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Accord Mortgages Ltd have this morning contacted us to inform me that there is now an issue as our Stevenage conveyancer is not on their approved list of lawyers. Is this a problem?
When purchasing a property with the benefit of a mortgage it is conventional for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Stevenage solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
We were just about to exchange contracts for a leasehold flat in Stevenage. We encountered a stumbling block. The mortgage offer with Norwich and Peterborough Building Society expires on 12/5/2026 but the owners are suggesting a completion date of 14/5/2026. Is it possible to prolong the loan expiry date?
The person best placed to address this question is your solicitors who will assess if he or she is corresponding with the bank, owner’s lawyers, selling agents or conceivably all parties taking into account the circumstances your house move to date.
What is the difference between a licensed conveyancer and conveyancing solicitor in Stevenage
There are many registered licenced Conveyancers in Stevenage and Solicitor firms in Stevenage who can help with your conveyancing We would stress that both are regulated professionals specialising in the legal work in the home buying process. The two can conduct associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
My stepmother advised me that in purchasing a property in Stevenage there could be various restrictions preventing external changes to a property. Is this right?
We are aware of a number of properties in Stevenage which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Stevenage should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We previously instructed solicitors with offices in Stevenage on the Principality solicitor approved list. They are now charging me an additional charge for dealing with the Principality mortgage. Is this an additional conveyancing fee set by Principality?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancer can charge a fee for this. This fee is not dictated by Principality but by your Stevenage solicitor. Numerous firms on the Principality panel will quote an ‘acting for lender’ fee but some firms incorporate it on their overall fee.
I am downsizing from our home in Stevenage and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any high street Stevenage conveyancer would know that there is no such problem. It does beg the question why the buyers instructed a national conveyancing outfit as opposed to a conveyancing solicitor in Stevenage. Having lived in Stevenage for 5 years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain confirmation that the buyers are looking for.
It would appear that you have a conveyancing firm already. Are they able to advise? You must check with 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 health insurance to cover that same illness)
Are there restrictive covenants that are commonly picked up during conveyancing in Stevenage?
Restrictive covenants 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…’
Living abroad it is not practicable to visit my Stevenage conveyancing practitioners office to execute documents for conveyancing in Stevenage – is this a problem?
No. Stevenage conveyancing lawyers can deal with conveyancing transactions for clients nationwide. You are unlikely to be required to visit a Stevenage conveyancers office. They can deal with everything via phone, post and email - whatever works for you.