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Find a St Neots Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in St Neots? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your St Neots transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised St Neots conveyancers for over 130 lenders.


Recently asked questions about conveyancing in St Neots

Last February we completed a house move in St Neots. We have since encountered a number of issues with the house which we suspect were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been conducted as part of conveyancing in St Neots?

It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in St Neots. Conveyancing searches and investigations initiated during the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, a property owner answers a form called a SPIF. If the information ends up being misleading, 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 St Neots.

When it comes to mortgage companies such as Bank of Ireland, do St Neots property lawyers incur a yearly amount to be on the conveyancing panel?

We are unaware of any mortgage company fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

Does a directory service exist listing RBS panel conveyancers in St Neots on the UK Finance Lenders’ Handbook Website?

No. There is no such directory service on the CML or Building Society Association websites. Very few lending institutions make their panel listings open the public on the web. If you are seeking to appoint a St Neots property lawyer on the RBS please make the most of our facility.

About to purchase maisonette in St Neots. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the St Neots conveyancing practitioner is on the Principality conveyancing panel.

Will commercial conveyancing searches reveal planned roadworks that may affect a commercial site in St Neots?

Many commercial conveyancing solicitors in St Neots will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in St Neots. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in St Neots.

For each commercial conveyancing transaction in St Neots it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to St Neots commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in St Neots.

It has been five months following my purchase conveyancing in St Neots took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in St Neots differ for newly converted properties?

Most buyers of new build property in St Neots contact us having been asked by the developer to sign contracts and commit to the purchase even before the house is completed. This is because new home sellers in St Neots tend to purchase the real estate, 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 property lawyers 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 St Neots or who has acted in the same development.

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