Me and my fiance are purchasing a 2 bedroom apartment in Stotfold with a mortgage. We like our Stotfold conveyancer, however the bank says she’s not on their "panel". We have to appoint one of the mortgage company panel firms or continue with our Stotfold conveyancer as well as pay for one of their panel firms to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Stotfold conveyancing solicitor to apply to be on the conveyancing panel.
Last April we completed a house move in Stotfold. We have since encountered a number of problems with the property which we suspect were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been carried out for conveyancing in Stotfold?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Stotfold. Conveyancing searches and due diligence initiated during the buying process are supposed to help avoid problems. As part of the legal transfer of property, a property owner answers a document known as a Seller’s Property Information Form. answers is incorrect, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Stotfold.
I know that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a residence in Stotfold? or Apparently there is historic law that could mean that house owners living in a parish church boundary may be liable to contribute towards repairs towards the chancel within the church. Is this a legitimate concern for conveyancing in Stotfold?
Unless a prior acquisition of the property completed post 12 October 2013 you could assume that conveyancing practitioners delivering conveyancing in Stotfold to remain recommending a chancel search and or insurance against a claim.
Taking into account that I am about to spend hundreds of thousands of pounds on a property in Stotfold I would like to talk to a solicitor regarding thetransaction prior to giving the go ahead to the firm. Can this be arranged?
We could not agree more - we would be delighted to talk to you we do not take any clients on without you liaising with the lawyer who will be conducting your conveyancing in Stotfold.There is no ‘factory style conveyancing’ - each client is an important person, not a matter number. The solicitors that we put you in touch with believe that the fees you are quoted for residential conveyancing in Stotfold should be the figure that you end up paying.
I work for a busy estate agency in Stotfold where we have experienced a number of flat sales derailed as a result of leases having less than 80 years remaining. I have received inconsistent advice from local Stotfold conveyancing solicitors. Can you confirm whether the seller of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Stotfold Leasehold Conveyancing - A selection of Queries Prior to buying
Are there any major works on the horizon that could increase the maintenance costs? What restrictions are there in the Stotfold Lease? Is the freehold reversion owned collectively by the tenants?
My father completed his conveyancing in Stotfold Six years ago. He has been married, widowed and in recent months got remarried. He will be selling the flat this May. I think he will simply be need to provide a copy of the marriage certificates to the solicitor but he is worried it could frustrate the sale of the apartment. Should he instruct a lawyer to update the Land Registry information for the house?
The is no need to update the register on the basis that you have the proof required to show how the name change resulted.
Any buyer’s lawyer should examine the title entries and ask for evidence by way of proof of the change of name for example marriage certificates.