Please could you vouch for a Platform Home Loans Ltd approved Great Barford conveyancing conveyancer finish our home move within under 3 weeks? Would it be better to use a local Great Barford solicitor or an internet firm?

We would be happy to suggest some excellent Great Barford conveyancing firms. You can also walk up the main road in Great Barford. Approach some well established law practices and ask to speak with a conveyancing solicitor for a quote. Discuss your expectations together with your reasons and ask for a commitment on your deadline. Select the lawyer that genuine.

We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would prefer to instruct a local conveyancing solicitor in Great Barford?

Do check but the chances are that allocate you one of their panel solicitors where you take up the "fee-free" deal. Contact the lender and ask if they allow a cash alternative. In the past a few lenders offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Great Barford.

I am assisting my niece sell her house in Great Barford. Will the conveyancing solicitor arrange the energy assessment or do I organise this?

Following the abolition of HIPs, EPC’s was maintained a mandatory component of selling a property. An energy performance certificate should be commissioned before the property is advertised. This is not as aspect of the sale process that solicitors ordinarily organise. Where you are instructing a Great Barford conveyancing practitioner they may be able to arrange EPC’s due to their contacts with reputable local accredited person

We are getting the release of further monies on our mortgage from Santander as we wish to carry out improvements to our property in Great Barford. Are we obliged to appoint a high street Great Barford solicitor on the Santander conveyancing panel to handle the legals?

Santander do not ordinarily appoint firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander list.

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

It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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.

We're first time buyers - agreed a price, yet the estate agent informed us that the vendor will only go ahead if we appoint their chosen lawyers as they need a ‘quick sale’. Our preferred option is to instruct a family solicitor who is accustomed to conveyancing in Great Barford

We suspect that the seller is unaware of this requirement. Should the seller require ‘a quick sale', taking such a hostile approach to a genuine buyer is going to damage their objectives. 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 finances arranged © you are chain free (d) you wish to move quickly (e)however you are going to instruct your own,trusted Great Barford conveyancing lawyers - not the ones that will give their negotiator at the agency a referral fee or meet his conveyancing thresholds demanded by HQ.

Planning to complete next month on a garden flat in Great Barford. Conveyancing solicitors assured me that they will have a report out to me within the next couple of days. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Great Barford should include some of the following:

The physical extent of the premises. This could be the flat itself but could also incorporate a roof area or cellar if applicable. Setting out your legal entitlements in relation to common areas in the block.For instance, does the lease permit a right of way over an accessway or hallways? The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Alterations to the premises Information as to the provision as set out in the lease to to contribute towards maintenance costs - in respect of the block, and the wider rights a leaseholder enjoys

I own a studio flat in Great Barford, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Great Barford with over 90 years remaining are worth £201,000. The ground rent is £45 per annum. The lease terminates on 21st October 2088

You have 64 years remaining on your lease we estimate the premium for your lease extension to span between £14,300 and £16,400 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other 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.