Does a directory service exist listing Principality panel conveyancers in Stowmarket on the Building Society Association’s Website?

No. There is no such tool on the CML or Building Society Association sites. A small selection of lending institutions make their panel listings open the public on the web. If you are in need of a Stowmarket conveyancing practitioner on the Principality please use our tool.

We have a mortgage agreed in principle with Santander. Stowmarket conveyancing lawyers were selected. What is the average time that one could expect to receive a mortgage offer from Santander?

There is no definitive answer here. Have Santander completed the survey? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Planning on purchasing a maisonette in Stowmarket. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Stowmarket conveyancer is on the Yorkshire BS conveyancing panel.

My friend suggested that where I am buying in Stowmarket I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is sometimes quoted for as part of the standard Stowmarket conveyancing searches. It is a large document of about 40 pages, listing and detailing important information about Stowmarket around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Stowmarket Education with maps and statistics, Local Amenities and other useful information about Stowmarket.

I am looking for a flat up to £305k and found one near me in Stowmarket I like with a park and transport links nearby, the downside is that it only has 61 remaining years left on the lease. There is not much else in Stowmarket suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you need a home loan the shortness of the lease may be problematic. Discount the offer by the expected 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 can 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 existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.

I was recommended by a number of selling agents in Stowmarket to find a solicitor using your seach tool. What’s the financial inducement for Estate Agents to market your lawyers rather than alternative conveyancing organisations?

We refuse to give any commission for pointing buyers and sellers to this site. We found it would be just too difficult a fee because home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.

Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £275,000 flat in Stowmarket on Thursday in a week. The management company has quoted £396 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Stowmarket?

Stowmarket conveyancing on leasehold maisonettes nine out of ten times involves administration charges raised by management companies :

Answering conveyancing due diligence enquiries Where consent is required before sale in Stowmarket Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Stowmarket leasehold premises is £350. For Stowmarket conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply the information.

I am the registered owner of a split level flat in Stowmarket, conveyancing formalities finalised February 2007. How much will my lease extension cost? Comparable properties in Stowmarket with a long lease are worth £179,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease ends on 21st October 2082

You have 57 years left to run we estimate the premium for your lease extension to be between £26,600 and £30,800 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.