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Conveyancing in Wellingborough : Keep it Local

Reasons to use our Wellingborough conveyancing solicitors

  • 1 Wellingborough lawyers work in conjunction with Wellingborough estate agents, developers, surveyors, banks and other professionals to ensure that the highest level of service is provided to clients every step of the way, never losing sight of the time-critical nature behind your conveyancing transaction
  • 2 Wellingborough solicitors are likely to have connections at the local Land Registry Office, Local Authority and property agents
  • 3 Solicitors that specialise in conveyancing in Wellingborough are familiar with the local issues peculiar to Wellingborough and therefore you may benefit from better guidance and speedier conveyancing.
  • 4 Over the years Wellingborough lawyer have developed valuable connections with Wellingborough local estate agents, banks, building societies, landlords and house builders enabling them to liaise at speed with all parties involved in the process of dealing with your house sale or purchase in Wellingborough.
  • 5 There is a strong possibility the other side’s conveyancers are located in Wellingborough - if so sets of conveyancers will be less confrontational

Examples of recent conveyancing in Wellingborough since December 2022*

Recently asked questions about conveyancing in Wellingborough

I am assisting my aunt sell her house in Wellingborough. Will the conveyancing solicitor order an energy performance certificate or should I organise this?

Following the demise of HIPs, EPC’s became a compulsory part of selling a property. An energy performance certificate needs to be commissioned before the property is marketed. This is not as aspect of the sale process that conveyancers ordinarily organise. If you are using a Wellingborough conveyancing practitioner they may help arrange energy performance certificates given their relationships with long established Wellingborough assessors

Please help - my lawyer advises that lack of building regulations insurance is necessary on my purchase. What is the level of cover for Wellingborough conveyancing?

The appropriate level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between Birmingham Midshires and The Royal Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such insurances.

I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Lloyds are being pedantic. The Wellingborough solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?

It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

How does conveyancing in Wellingborough differ for new build properties?

Most buyers of new build or newly converted property in Wellingborough approach us having been asked by the builder to exchange contracts and commit to the purchase even before the property is built. This is because new home sellers in Wellingborough tend to purchase the site, 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 conveyancing solicitors 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 used to new build conveyancing in Wellingborough or who has acted in the same development.

I am looking for a ground for flat up to £245,000 and found one near me in Wellingborough I like with amenity areas and station in the vicinity, the downside is that it only has 52 remaining years left on the lease. I can't really find anything else in Wellingborough in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you require a mortgage the shortness of the lease may be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.

Should I be suspicious that estate agents that I am dealing with are suggesting an online conveyancing firm rather than a local Wellingborough conveyancing company?

As is the case with lots of professional services, often suggestions from family and friends can be extremely useful or valuable. But there are many players in a conveyancing deal; estate agents, financial adviser and lenders might all put forward lawyers to use. On occasion the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there exists a commercial relationship behind the endorsement. You are free to select your preferred conveyancer. However, bear in mind that most lenders specify a panel list of conveyancers you have to use for the lender related work in your conveyancing.

My brother has encouraged me to instruct his conveyancing solicitors in Wellingborough. Should I use them?

There are no two ways about it it’s preferable to select a conveyancing practitioner is to get feedback from friends or relatives who have actually previously instructed the solicitor that you are considering.

I've found a house that seems to meet my requirements, at a reasonable figure which is making it all the more appealing. I have since discovered that it's a leasehold as opposed to freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Wellingborough. Conveyancing lawyers have are about to be appointed. Will my lawyers set out the implications of buying a leasehold house in Wellingborough ?

Most houses in Wellingborough are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. We note that you are buying in Wellingborough so you should seriously consider looking for a Wellingborough conveyancing practitioner and be sure that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example obtaining the freeholder’spermission to carry out changes to the property. It may be necessary to pay a maintenance charge towards the upkeep of the estate where the property is part of an estate. Your conveyancer should appraise you on the various issues.

Wellingborough Conveyancing for Leasehold Flats - Sample of Queries before Purchasing

    For many Wellingborough leaseholds the outlay for major works tend not to be included within service charges, albeit that there some managing agents in Wellingborough require leasehold owners to pay into a sinking fund and this is used to offset against larger repairs or maintenance. Who takes responsibility for maintaining and repairing the block? Where a Wellingborough lease has less than eighty years it will affect the marketability of the flat. Check with your lender that they are willing to go ahead with the loan given the lease term. A short lease means that you will almost definitely have to extend the lease at some point and it is worth finding out what this would cost. For most Wellingboroughlease extensions you will be be obliged to have been the owner of the premises for a couple of years in order to be eligible to exercise a lease extension.

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Sample of conveyancing solicitors in Wellingborough regulated by the SRA

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

  • Evans Cook Solicitors, 62 Broad Green, Wellingborough, Northamptonshire, NN8 4LQ
  • Hannah Solicitors Llp, Christchurch House, The Embankment, Wellingborough, Northants, NN8 1LD
  • Watson Mann Solicitors Limited, Suite 3 Meadow Court, 2-4 Meadow Close, Wellingborough, Northamptonshire, NN8 4BH

Residential Landlord and Tenant Conveyancing solicitors in Wellingborough

The list below is a non-comprehensive list of solicitors in Wellingborough specialising in landlord and tenant law and on the regulations governing different types of tenancies. This should include advice on Claims for damages for illegal

  • Ryan & Frost Solicitors, Regent House, 61-62 Oxford Street, Wellingborough, Northamptonshire, NN8 4JJ
  • Evans Cook Solicitors, 62 Broad Green, Wellingborough, Northamptonshire, NN8 4LQ
  • Watson Mann Solicitors Limited, Suite 3 Meadow Court, 2-4 Meadow Close, Wellingborough, Northamptonshire, NN8 4BH

What to expect from a Licensed Conveyancer for conveyancing in Wellingborough?

Licensed Conveyancers deal with the transfer of the legal title of a property from one person to another and cover conveyancing countrywide as well as Wellingborough. When instructing a Licensed Conveyancer regulated by the CLC, you can expect:
  • Receive an honest and lawful service.
  • Have a high standard of legal services.
  • Enjoy the benefit of your matters dealt with using care, skill and legal competence.
  • Be supplied with a high quality of service due to your lawyer’s arrangements, resources, procedures, skills and commitment.
  • Be provided with a service which is accessible and responsive to your individual needs.
  • You should not consider yourself discriminated against, victimised or harassed.
  • To receive the standard you could expect, however, if you do your lawyer accepts responsibility for this and provides you with any appropriate redress.
  • Have your specific needs taken into account should you make a complaint.
  • Have a speedy, independent and comprehensive service if making a complaint about your conveyancing in Wellingborough about your conveyancing in Wellingborough.

*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.