My wife and I are only a couple days away from an exchange on a house in Royston and my mum and dad have sent the exchange deposit to my lawyer. I am now informed that as the deposit has not arrived from me my conveyancing practitioner needs to make a notification to my bank. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the mortgage company regarding my parents' contribution when I applied for the home loan, so is it really necessary for this now to delay the deal?

The conveyancing practitioner is duty bound to clarify with the bank to make sure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only reveal this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

My flat in Royston is up for sale and I have a buyer. Does the property lawyer need to be on the Coventry BS conveyancing panel in order to deal with repayment of my mortgage?

Ordinarily, even if your lawyer is not on the Coventry BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.

I just acquired a flat at auction in Royston. Conveyancing is needed. What happens now?

Having to in every practical sense signed on the dotted line you now have to instruct a conveyancing lawyer quickly as you will have a pending deadline in which to complete the deal. Every auction property will have a corresponding auction set of papers. This should include most,if not all of the paperwork that your conveyancer requires. Where you are dealing with leasehold property the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You should pass this on to the solicitor instructed by you ASAP. You also need to ensure that your finances are in order to complete on the date specified in the contract.

is it true that all Royston solicitor practices on the Nationwide conveyancing panel are regulated by the SRA?

As a firm of solicitors, in order to be on the Nationwide approved list of solicitors they would need to be regulated by the SRA. Some banks do allow licenced conveyancers on their panel and in that case the organisation would be governed by the Council of Licensed Conveyancers.

The formalities of my purchase has taken place for my property in Royston. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

What is different about your site and alternative online quote calculators when it comes to conveyancing in Royston?

At this site secure a fixed fee quote from a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Royston. Unlike many estate agents and brokerage sites we are not in the business of charging firms a fee if you instruct them for your property ownership legalities in Royston

Back In 2003, I bought a leasehold house in Royston. Conveyancing and Aldermore mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Royston who previously acted has now retired. What should I do?

First contact HMLR to be sure that the individual purporting to own the freehold is in fact the new freeholder. There is no need to incur the fees of a Royston conveyancing firm to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Royston Leasehold Conveyancing - A selection of Queries Prior to Purchasing

The best form of lease structure is if the freehold interest is in the ownership of the leaseholders. In this arrangement the tenants enjoy being in charge if their destiny and notwithstanding that a managing agent is usually employed if the building is bigger than a house conversion, the managing agent is directed by the tenants. What prohibitions are contained in the Royston Lease? Best to be warned whether a new roof is being installed or some other significant cost is pending to be shared by the leasehold owners and could well dramatically increase the the maintenance costs or result in a one time invoice.