Unfortunately I am unable to travel far from Stevenage. I would like to know the reason why all Stevenage solicitors aren't included on all mortgage company panels?
As inequitable as it may seem for mortgage companies to restrict who can act for them, from the public’s or conveyancer’s perspective, the other side of the coin is that lending institutions are increasingly anxious and feel it crucial to defend themselves from mortgage fraud. As a result of this concern lenders are limiting their conveyancing panel to a size that they are happy to control.
Can you point me to a directory of Coventry BS panel solicitors in Stevenage on the Building Society Association’s Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. Very few banks make their panel listings available on the web. If you are looking for a Stevenage solicitor on the Coventry BS please make the most of our tool.
My husband and I are at the point of viewing flats in Stevenage and I am now considering a potential offer. Should I already have a conveyancer in place at this stage? I will be getting a mortgage with Nottingham.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are getting a mortgage with Nottingham, make sure you remember to check that your lawyer is on the Nottingham conveyancing panel.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Stevenage property lawyer on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
I require fast conveyancing in Stevenage as I am faced with pressure to complete within 2 weeks. Fortunately I do not require a mortgage. Can I escape the need for conveyancing searches to save fees and time?
As you are are a cash buyer you are at liberty not to do searches although no lawyer would advise that you don't. With plenty of history conveyancing in Stevenage the following are examples of issues that can appear and adversely affect the marketability of the property: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
I used Action Conveyancing a few years past for my conveyancing in Stevenage. I now require my papers but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Stevenage of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I opted to have a survey done on a property in Stevenage in advance of instructing conveyancers. I have been informed that there is a flying freehold element to the property. My surveyor has said that some mortgage companies will refuse to issue a loan on this type of house.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. Should you wish to call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Stevenage. Conveyancing may be slightly more expensive based on your lender's requirements.
Jane (my partner) and I may need to let out our Stevenage ground floor flat for a while due to taking a sabbatical. We used a Stevenage conveyancing practice in 2002 but they have closed and we did not have the foresight to get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
The lease dictates the relationship between the landlord and you the leaseholder; specifically, it will say if subletting is prohibited, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Stevenage do not contain subletting altogether – such a clause would adversely affect the market value the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.
I acquired a 2 bed flat in Stevenage, conveyancing formalities finalised April 1998. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Stevenage with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease expires on 21st October 2098
With 76 years unexpired we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.