How up to date is your database of Stamford solicitors on the Nationwide conveyancing panel? Do Nationwide send you an updated list?

Stamford conveyancing firms themselves provide us confirmation that they are on the Nationwide conveyancing panel as opposed to being supplied with a list from Nationwide directly.

My father informed me that in buying a property in Stamford there may be a number of restrictions affecting the ability to carry out external changes to the property. Is this right?

There are a number of properties in Stamford which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Stamford should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Please help - my lawyer says that flying freehold insurance is required on my purchase. What is the level of cover for Stamford conveyancing?

The right level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between Accord Mortgages Ltd and Chelsea Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.

Our sealed bid on a property in Stamford has been accepted, the vendors do nevertheless have a dependent purchase. The sellers have placed an offer on a property, however it’s not been accepted yet, and have viewings of other properties in the pipeline. I have chosen a local conveyancing solicitor in Stamford. What should be my next step? At what stage do I apply for the mortgage with Aldermore?

It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then valuation, Stamford conveyancing search costs, etc). The first thing to do is check that your solicitor is on the Aldermore conveyancing panel. Regarding the next stages this very much depends on the specifics of your transaction, desire for this property and on the state of the market. During a hot market some buyers will apply for the mortgage with Aldermore and arrange for the valuation and only if it comes back ok would they request their lawyer to move forward with the conveyancing in Stamford.

I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Stamford is the location of the property. Can you shed any light on this issue?

Flying freeholds in Stamford are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stamford you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stamford may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

How do I use the search app to locate a conveyancing lawyer in Stamford on the authorised to act for my mortgage?

First pick a bank such as Santander, The Royal Bank of Scotland or Britannia then type in your preferred area for instance Stamford. Conveyancing organisations in Stamford and nationally will then be identified.

I have recently realised that I have 72 years remaining on my lease in Stamford. I need to extend my lease but my freeholder is missing. What options are available to me?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. However, you will be required to prove that you or your lawyers have made all reasonable attempts to locate the landlord. On the whole a specialist should be helpful to try and locate and prepare a report to be accepted by the court as proof that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer both on devolving into the landlord’s absence and the vesting order request to the County Court covering Stamford.

I acquired a basement flat in Stamford, conveyancing having been completed in 2004. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Stamford with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ceases on 21st October 2100

You have 75 years unexpired we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.