I had intended to instruct a property lawyer in Ampthill for our home move. Our broker has since advised us that our bank Nationwide Building Society won't deal with them. Why is this not regarded as unfair competition?

Pre- 2008 most lenders had an appetite for risk which was higher than today. Almost all Ampthill conveyancing firms would have been on most lender panels. The Financial Services Authority in 2010 completed a thematic investigation into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more information from law firms about their operations and their employees as well as set certain criteria such a completing on a minimum volume of transactions. Many Ampthill conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Ampthill is amongst the thousands of areas where the lawyers showing on our search results are are approved Nationwide Building Society.

What is your number one tip for choosing a conveyancing solicitor in Ampthill

It would be unwise to be tempted by the lowest Ampthill conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

I am due to move property in September. Will my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you put forward a removal company in Ampthill. Conveyancing firm was organised before I stumbled across this page.

On the day of completion you will need to collect the keys from the property agent however this should only be done after the sellers solicitors inform the agent that they have the completion monies and the keys can be released. Subsequently you can tell the removal men that they can start moving you in. We are not in a position to suggest a specific removal company but can help you find a residential property solicitor in Ampthill or a legal practice that specialises in conveyancing in Ampthill.

Are all Ampthill Conveyancing Quality Solicitors on the Lloyds conveyancing list of approved practices?

Some major lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.

I have todaybeen informed that Stirling Law have been shut down. They conducted my conveyancing in Ampthill for a purchase of a leasehold apartment 10 months ago. How can I be sure that the property is in my name in the name of the previous owner?

The easiest method to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ampthill conveyancing specialists.

I am buying a new build apartment in Ampthill. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Ampthill

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

I am on look out for some leasehold conveyancing in Ampthill. Before diving in I would like to find out the remaining lease term.

If the lease is recorded at the land registry - and most are in Ampthill - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Ampthill Conveyancing for Leasehold Flats - Sample of Queries before buying

Is there a share of the freehold? Are any of leasehold owners in dispute over their service charge liability?