We are buying a flat and require a conveyancing solicitor in Stamfordham who is on the UBS conveyancing panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Stamfordham.

This question may be naive but I am wet behind the ears as a 1st time purchaser of a two bedroom flat in Stamfordham. Do I pick up the keys to the property on completion from my conveyancer? If so, I will instruct a local conveyancing solicitor in Stamfordham?

On the day of completion you will not be required to attend the conveyancers office in Stamfordham. Conveyancing lawyers for you will electronically transfer the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you should be called to receive the keys from the property Agents and move into your new home. This tends to happen between 1 and 3pm.

Can you help - my lawyer says that missing deeds insurance is needed on my purchase. What is the level of cover for Stamfordham conveyancing?

The right level of missing deeds indemnity insurance depends on who your lender is. It would differ for example between Lloyds TSB Bank and Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such policies.

I am the only recipient of my late mum's estate and I have everything in my name alone, including the my former home in Stamfordham. The Stamfordham property was put into my name in November. I plan to dispose of the house. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship may be considered the same way as if I'd bought the house in November. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. Most mortgage companies would take a sensible view as this provision primarily exists to pick up on the purchase and immediately sell or the wholesaling and assigning of property.

My company is planning to lease a unit on the high street. Can you recommend lawyers offering competitive charges for non-domestic conveyancing in Stamfordham for less than 1500k?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Stamfordham, including the disposal and purchase of businesses as well as simply property. If you are looking to purchase or sell a shop, pub, restaurant, office, retail premises or a complete business we can find you the right lawyer. Regarding the costs this will depend on the structure and terms of the deal. Let us have your contact information or telephone so as to enable us to furnish you with a detailed commercial conveyancing quote.

My husband and I are first time buyers - had an offer accepted, yet the agent has warned us that the owners will only move forward if we instruct their recommended solicitors as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a local conveyancer who is familiar with conveyancing in Stamfordham

It is unlikely the vendors are behind this. If they desire ‘a quick sale', alienating a genuine buyer is likely to cause more damage than good. Avoid the agents and go straight to the owners and make sure they understand (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you intend to use your preferred Stamfordham conveyancing firm - rather thanthose that will give the negotiator at the agency a commission or achieve conveyancing targets set by head office.

What advice can you give us when it comes to appointing a Stamfordham conveyancing practice to deal with our lease extension?

If you are instructing a conveyancer for your lease extension (regardless if they are a Stamfordham conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Stamfordham conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:

How familiar is the practice with lease extension legislation? If the firm is not ALEP accredited then what is the reason?

Stamfordham Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to buying

Does this lease have more than 85 years left? How is the lease structured? How many of the leaseholders are in arrears for their maintenance charge payments?