How do I find the right lawyer to provide a first class service for our conveyancing in St Neots?

First ask the people you trust who they would recommend.

Option 2 is to look on the internet for conveyancing in St Neots. Telephone a couple or more firms listed and invite them to send you their conveyancing charges and discuss your needs with the solicitor who will oversee the legal process beforecommitting.

Third is to use our search tool to assist you in finding the right solicitors taking into account your unique requirements including location,deadlines, complications and who your intended lender is. Don't take the bait of ninety nine pound conveyancing in St Neots

Me and my partner are buying a property in St Neots. It might be a silly question but how we can trust a conveyancer? On the day of competition we have to deposit money into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

We had instructed conveyancing lawyers located in St Neots on the RBS solicitor approved list. They have just billed me a supplemental fee for dealing with the RBS mortgage. Is this an additional conveyancing fee specified by RBS?

As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your solicitor can charge a fee for this. The fee is not dictated by RBS but by your St Neots conveyancing practitioner. Numerous firms on the RBS panel will quote ’dealing with mortgage’ fee but some firms include it on their overall fee.

My offer was accepted on a house in St Neots on 1/3/2024, valuation was booked 3 days after, all came back fine. Solicitor appointed, so all that was missing was my mortgage offer. Having made daily calls to Yorkshire BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Yorkshire BS conveyancing panel. Are Yorkshire BS entitled to hold back the Mortgage pending the lawyer being on the approved list?

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.

How easy is it to use the search tool to select a conveyancing solicitor in St Neots on the panel for my lender?

Step one is to select a mortgage company such as National Westminster Bank, Skipton Building Society or Britannia then specify your preferred area such as St Neots. Conveyancing practices in St Neots and further afield will then be identified.

My cousin has suggested that I appoint his conveyancers in St Neots. Should I use them?

Much as we are happy to recommend a St Neots conveyancing lawyer the best way to find a conveyancing solicitor is to get feedback from friends or family who have actually experience in using the conveyancer you're contemplating using.

I am a negotiator for a reputable estate agency in St Neots where we see a number of leasehold sales jeopardised as a result of short leases. I have been given contradictory information from local St Neots conveyancing firms. Can you clarify whether the seller of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

St Neots Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to buying

How much is the ground rent and service charge? Is anyone aware of any major works on the horizon that will add a premium to the service fees? Make sure you investigate if there are any onerous restrictions in the lease. For instance some leases prohibit pets being permitted in certain buildings in St Neots. If you love the propertyin St Neots however your dog can’t move with you then you will be faced hard determination.