At what point does exchange of contracts take place for sale conveyancing in Stotfold and do I need to attend the conveyancers office?
Where you are local to our conveyancing solicitors in Stotfold you are invited in to sign the paperwork. That being said, the firms we recommend offer countrywide coverage for conveyancing and provide just as diligent and professional a job for you when communicating with you digitally. The executing of the contract is not the important part. Signing on the dotted line simply enables the solicitor to exchange contracts when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Stotfold)to be in the office at the appropriate time.
Is it the case that all Stotfold solicitor firms on the RBS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the RBS approved list of solicitors they would need to be overseen by the SRA. The majority of mortgage companies do allow licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.
I had a mortgage agreed in principle with Bank of Ireland. Stotfold conveyancing lawyers are selected. How long does it take for Bank of Ireland to issue the offer to the solicitor?
Some lenders take longer than others. Have Bank of Ireland completed the valuation? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Stotfold lawyer on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
Will commercial conveyancing searches disclose proposed roadworks that may affect a commercial premises in Stotfold?
Many commercial conveyancing solicitors in Stotfold will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Stotfold. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Stotfold.
For each commercial conveyancing transaction in Stotfold it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Stotfold commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Stotfold.
Over the last few months I have been searching for a flat up to £305k and found one round the corner in Stotfold I like with open areas and transport links nearby, however it's only got 51 remaining years left on the lease. I can't really find anything else in Stotfold for this price, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a home loan the shortness of the lease will be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
My husband and I are new on the property ladder - had an offer accepted, yet the agent advised that the vendor will only go ahead if we use their chosen solicitors as they need a ‘quick sale’. My instinct tells me that we should use a high street solicitor accustomed to conveyancing in Stotfold
It is highly unlikely the sellers are driving this. If they desire ‘a quick sale', turning down a genuine buyer is likely to cause more damage than good. Bypass the agents and go straight to the sellers and make sure they understand (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you are going to instruct your preferred Stotfold conveyancing firm - rather thanthose that will earn the estate agent a introducer fee or achieve conveyancing targets pre-set by senior management.