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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

Having been referred to your web site we were going to go ahead with a conveyancing solicitor in St Neots endorsed using your comparison tool but have come across some other costs illustrations on the internet seem cheaper – how come?

There are many firms of solicitors marketing theoretically looks to be very low prices. You should think twice as to how much you respect your own move to you are willing to take 'cheap' risks over the standard of the conveyancing. Some embed fees well inside the terms of engagement. The solicitors that we put forward for conveyancing in St Neots will notdo this.

My wife and I are spending time viewing apartments in St Neots and I am about to put in an offer. Is it premature to have a solicitor in place? I am planning to take a mortgage with Principality.

It would be advisable to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. As you are seeking a mortgage with Principality, make sure you remember to check that your lawyer is on the Principality conveyancing panel.

I recently had an offer agreed on an apartment in St Neots. My financial adviser suggested a lawyer. I paid an on account payment of £175. A few days later, the conveyancing practitioner called me to say that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

At last I have had an offer on a flat in St Neots agreed to, the sellers do however have a dependent purchase. The owners have offered on a property, but it’s not been accepted yet, and are looking at other apartments in the pipeline. I have selected a bricks and mortar conveyancing solicitor in St Neots. What do I do now? At what point should I apply for the mortgage with Nottingham?

It is usual to have concerns where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of one thousand pounds, then valuation, St Neots conveyancing search costs, etc). The first course of action is to check that your property lawyer is on the Nottingham conveyancing panel. Concerning the next stages this very much depends on the uniqueness of your transaction, desire for the property and on the state of the market. During a hot market the majority of buyers would apply for the mortgage with Nottingham and pay for the valuation and only if it was satisfactory would they request their conveyancer to proceed with the conveyancing in St Neots.

I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. St Neots is the location of the property. Can you shed any light on this issue?

Flying freeholds in St Neots are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside St Neots you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Neots may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Should I be concerned about estate agents that I am dealing with are recommending an internet conveyancing firm as opposed to a local St Neots conveyancing company?

As is the case with many professional services, often input from family and friends can be extremely useful or valuable. But there are lots of players in a conveyancing deal; estate agents, mortgage brokers and lenders may suggest conveyancers to use. Sometimes these conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there behind the scenes commercial relationship behind the endorsement. You have the discretion to choose your own lawyer. Don't forget that most lenders operate an approved list of conveyancers you are obliged to use for the lender related work in your conveyancing.

I am on look out for some leasehold conveyancing in St Neots. Before I get started I require certainty as to the number of years remaining on the lease.

If the lease is registered - and almost all are in St Neots - 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.

I am the registered owner of a basement flat in St Neots, conveyancing was carried out 6 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in St Neots with over 90 years remaining are worth £196,000. The ground rent is £45 levied per year. The lease terminates on 21st October 2083

You have 64 years remaining on your lease the likely cost is going to span between £15,200 and £17,600 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.

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Find out more about how flying freehold can affect your the value of a property.