We are looking to buy a flat and require a conveyancing solicitor in Stotfold who is on the Bank of Ireland solicitor panel. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Stotfold.

I'm the only beneficiary of my late grandmother’s will and I have everything in my name now, including the house in Stotfold. The Stotfold property was put into my name in July. I want to move. I do know about the CML six month 'rule', meaning my proprietorship may be considered the same way as though I had purchased the house in July. Will no one buy the property for half a year?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. Some lenders would take a practical view as this provision chiefly exists to capture the purchase and immediately sell or the quick reselling of properties.

Does a directory service exist listing TSB panel solicitors in Stotfold on the Building Society Association’s Website?

Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings available online. If you are looking for a Stotfold lawyer on the TSB please make the most of our facility.

I'm at the point of viewing houses in Stotfold and I am about to put in an offer. Should I already have a lawyer appointed at this point? I intend to finance via a home loan with UBS.

It would be advisable to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are seeking a mortgage with UBS, make sure you remember to check that your lawyer is on the UBS conveyancing panel.

I have been on the look out for a ground for flat up to £235,500 and identified one close by in Stotfold I like with amenity areas and railway links in the vicinity, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Stotfold suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you require a home loan the shortness of the lease may be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.

My father-in-law has urged me to use his conveyancing solicitors in Stotfold. Do I follow his guidance?

Much as we are happy to recommend a Stotfold conveyancing lawyer it’s preferable to select a conveyancing practitioner is to get guidance from friends or relatives who have previously instructed the conveyancer you're contemplating using.

Do you have any advice for leasehold conveyancing in Stotfold from the point of view of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Stotfold can be reduced if you get in touch lawyers the minute your agents start advertising the property and request that they start to collate the leasehold documentation needed by the buyers’ solicitors.
If you hold a share in a the freehold, you should ensure that you have the original share document. Organising a replacement share certificate can be a lengthy process and delays many a Stotfold conveyancing transaction. If a duplicate share is needed, you should approach the company director and secretary or managing agents (where applicable) for this at the earliest opportunity. You may think that you are aware of the number of years left on your lease but it would be advisable verify this via your conveyancers. A buyer’s lawyer will not be happy to advise their client to to exchange contracts if the remaining number of years is less than 80 years. It is therefore essential at an early stage that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. Many freeholders or managing agents in Stotfold charge for supplying management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management information can be applied for as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Stotfold.

Leasehold Conveyancing in Stotfold - Sample of Questions you should consider before buying

Most Stotfold leasehold properties will be liable to pay a service charge for maintenance of the building levied on behalf of the freeholder. Should you acquire the property you will have to pay this contribution, normally quarterly throughout the year. This can differ from two or three hundred pounds to thousands of pounds for blocks with lifts and large common grounds. In all likelihood there will be a rentcharge to be met yearly, this is usually not a large sum, say approximately £50-£100 but you need to enquire it because occasionally it could be surprisingly expensive. This information is helpful as a) areas may cause problems for the block as the common areas may start to deteriorate where repairs are not paid for b) if the tenants have an issue with the running of the building you will wish to know about it What is the the remaining lease term?