As a FTB what is the most important advice you can impart regarding purchase conveyancing in Stone?

You may not hear this from too many lawyers but conveyancing in Stone and elsewhere in England and Wales is an adversarial process. Put another way, when it comes to conveyancing there exists an abundance of opportunity for confrontation between you and others involved in the transaction. For example, the vendor, property agent and sometimes the lender. Appointing a law firm for your conveyancing in Stone should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the legal process whose responsibility is to act in your best interests and to keep you safe.

There is a distinct creep in the "blame" culture- someone has to be at fault for the process being so protracted. We recommend that you must always trust your lawyer ahead of all other players when it comes to the legal assignment of property.

We're in Stone, First time buyers purchasing with a mortgage (lender is RBS , and our lawyer is on the RBS conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the RBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

We are aiming to move property in October. Does my conveyancing solicitor update the removal company on the day of completion. As an aside, can you put forward a removal company in Stone. Conveyancing solicitor was organised prior to coming across your site.

On the day of completion you will need to pick up the keys from your property agent however this should only be done when the sellers solicitors inform the agent that they have the completion monies and the keys can be collected. Subsequently you can inform the removal company that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can help you choose a residential property solicitor in Stone or a lawyer that specialises in conveyancing in Stone.

I am due to exchange contracts on my house. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being pedantic. The Stone solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?

It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I had an offer accepted on a property in Stone on 16/5/2025, valuation was booked five days later, received a clean bill of health. Solicitor appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Principality and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Principality conveyancing panel. Are Principality 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 Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.

I require expedited conveyancing in Stone as I am faced with a deadline to exchange contracts in less than 2 weeks. A mortgage is not required. Can I decline from having conveyancing searches to save money and time?

As you are not obtaining a mortgage you are at free not to have searches carried out although no law firm would suggest that you don't. With plenty of history conveyancing in Stone the following are instances of issues that can appear and adversely impact future saleability: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Unadopted Roads,...

Do you have any advice for leasehold conveyancing in Stone from the perspective of expediting the sale process?

• Much of the frustration in leasehold conveyancing in Stone can be bypassed if you appoint lawyers as soon as you market your property and request that they start to collate the leasehold documentation which will be required by the purchasers’ representatives.
If you have carried out any alterations to the property would they have required Landlord’s approval? In particular have you installed wooden flooring? Stone leases often stipulate that internal structural changes or addition of wooden flooring require a licence issued by the Landlord acquiescing to such changes. If you dont have the consents to hand you should not communicate with the landlord without checking with your solicitor in advance. If you hold a share in a the Management Company, you should make sure that you are holding the original share certificate. Arranging a new share certificate can be a time consuming process and frustrates many a Stone conveyancing deal. Where a duplicate share is needed, do contact the company officers or managing agents (if applicable) for this as soon as possible. A minority of Stone leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors.

I purchased a split level flat in Stone, conveyancing formalities finalised in 2003. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Stone with an extended lease are worth £201,000. The ground rent is £45 charged once a year. The lease ceases on 21st October 2090

With only 65 years left to run we estimate the price of your lease extension to be between £13,300 and £15,400 plus costs.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.