Can you recommend a Godiva Mortgages Ltd accepted Stamford conveyancing practice finish our house move within a short deadline? Am I best advised to go for a high street Stamford conveyancer or a national comparison site?

We would be happy to suggest some excellent Stamford conveyancing firms. You can also walk up the high street in Stamford. Approach some well established law practices and request to speak with a conveyancing solicitor for a costs illustration. Explain your requirements together with the reasons and ask for an assurance on speed. Choose the one that genuine.

I am assisting my mother sell her flat in Stamford. Does the conveyancer arrange an energy assessment or it is for the owner to see to?

After the abolition of HIPs, energy assessments was left as a mandatory part of selling a house. An EPC must be to hand prior to the property being marketed. It is not a task that conveyancers normally arrange. Where you are using a Stamford conveyancing lawyer they might be able to arrange energy performance certificates given their relationships with reputable Stamford energy assessors

I am buying a property in Stamford. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Leeds Building Society be concerned?

As your lender is Leeds Building Society your lawyer must follow the conveyancing instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Leeds Building Society. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and solicitors are required to report to Leeds Building Society where a lease does not meet these requirements. The specifications relate to the installation of panels on properties countrywide and is not isolated to Stamford.

After shopping around on the internet I have found a Stamford solicitor having made sure that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?

Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Stamford postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Stamford.

How does conveyancing in Stamford differ for new build properties?

Most buyers of new build residence in Stamford approach us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because developers in Stamford usually acquire 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 conveyancers 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 accustomed to new build conveyancing in Stamford or who has acted in the same development.

I am looking for a leasehold apartment up to £195,000 and found one close by in Stamford I like with a park and railway links in the vicinity, the downside is that it only has 49 years on the lease. There is not much else in Stamford suitable, so just wondered if I would be making a mistake purchasing a short lease?

If you need a home loan that many years may be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.

I previously advised by my lender that their approved conveyancers work on no move no charge basis for conveyancing in Stamford. My purchase fell through and now the solicitors have invoiced for search fees! They are stating that the fees are seperate!

By promising "no sale no fee" Stamford conveyancing firms are foregoing their charges for any work conducted. We must stress this is NOT an insurance scheme. you will still required to pay for any disbursements that your solicitor has outlayed on your behalf such as Stamford local authority checks