Please help. My Stamford conveyancer is assuring me that he has toorder Stamford conveyancing searches asthe firm are on the HSBCconveyancing panel. Is this really necessary?

Unfortunately both you and your lawyer have little choice here. As you are taking a home loan with a lender your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Stamford conveyancing searches.

Why do I have to pay up front for my conveyancing in Stamford?

Where you are retaining lawyers for conveyancing in Stamford your solicitor will ask you put them with monies to cover the search fees. Generally this is asked for to cover the fees of the conveyancing searches. If any deposit is as part of the total price then this should be asked for shortly before exchange of contracts. The closing balance that is needed should be sent to your lawyer a few days ahead of the completion date.

Are the BSA intent on creating a search tool with a view to to identify practices on the Darlington Building Society conveyancing panel for example in Stamford?

We are not aware of any plans on the part of the BSA to promote such a search facility.

I am hoping to put an offer on a small detached house that seems to be perfect, at a great figure which is making it more attractive. I have just found out that the title is leasehold as opposed to freehold. I would have thought that there are issues purchasing a leasehold house in Stamford. Conveyancing lawyers have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Stamford ?

The majority of houses in Stamford are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. it is apparent that you are buying in Stamford in which case you should be shopping around for a Stamford conveyancing practitioner and check that they have experience in dealing with leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example obtaining the landlord’spermission to carry out changes to the property. You may also be required to pay a service charge towards the maintenance of the communal areas where the property is part of an estate. Your conveyancer should appraise you on the various issues.

I invested in buying a ground floor flat in Stamford, conveyancing formalities finalised in 2009. Can you work out an approximate cost of a lease extension? Equivalent flats in Stamford with an extended lease are worth £171,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease runs out on 21st October 2104

With just 79 years unexpired the likely cost is going to span between £8,600 and £9,800 as well as legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.

My mother purchased her house in Stamford in 2006. She has since got married, divorced and is now remarried. She wishes to market the property in a few months. I suspect that she will simply be requested to provide a copy of the marriage certificates to the lawyer however she is worried it could delay the house move. Should she instruct a property lawyer to update the land title details for the house?

You are not required to update the register as long as you have the proof needed to show how the name change occurred.

Any purchaser’s conveyancer should check the registered details and need evidence by way of proof of the change of name for instance marriage certificates.