Can the conveyancing lawyers to be found on your site handle auction conveyancing in Stanstead Abbotts?

We know of a few auction lawyers we can put you in touch with those specialising in auction conveyancing. Stanstead Abbotts is just one of hundreds of areas of in which our lawyers have a presence.

Do I need to pop into the offices of the solicitor to sign the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Stanstead Abbotts so that I can attend their offices if required.

Nowadays approved lawyers for lenders carry out their work through the post, internet or over phone calls. This enables them to undertake the legal work for your home move no matter where you live in England or Wales. Nevertheless you should see if you have the option of visiting the offices of your conveyancing lawyer if needed.

We previously appointed solicitors with offices in Stanstead Abbotts on the HSBC solicitor approved list. They have just invoiced me an additional amount for handling the HSBC mortgage. Is this an additional conveyancing fee set by HSBC?

As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your conveyancing practitioner can levy a fee for this. This charge is not dictated by HSBC but by your Stanstead Abbotts conveyancing practitioner. Plenty of firms on the HSBC panel will levy ’dealing with mortgage’ fee but some practices include it on their overall fee.

Two weeks ago we had a mortgage agreed in principle with Clydesdale. Stanstead Abbotts conveyancing lawyers have been appointed. How long does it take for Clydesdale to send the offer to the lawyer?

Some lenders take longer than others. Have Clydesdale conducted the valuation? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

We have agreed to purchase a house in Stanstead Abbotts. A rare aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Coventry BS your lawyer must comply with the formal requirements set out in Section two of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Coventry BS where a lease does not meet these requirements. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Stanstead Abbotts.

I'm converting the mortgage on my primary property to a buy to let loan with Barnsley Building Society and intend to use the remaining equity as a down payment on a second property. The location we are interested in is Stanstead Abbotts. Will your solicitors be able to act for the two banks and tie in the two deals?

Make use of our comparison tool on this page to ensure that the lawyers are approved by both lenders. Having checked that they are the conveyancer will be able to simultaneously deal with the two deals but you should talk with you lawyer and communicate your desired outcome and requirements.

I am looking at a couple of maisonettes in Stanstead Abbotts which have in the region of forty five years left on the leases. should I be concerned?

There is no doubt about it. A leasehold flat in Stanstead Abbotts is a deteriorating asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it reduces the salability of the property. For most buyers and lenders, leases with less than 75 years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Stanstead Abbotts conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Stanstead Abbotts Leasehold Conveyancing - A selection of Questions you should consider before buying

You should be aware that where the lease has less than 80 years it will impact the value of the apartment. Check with your mortgage company that they are willing to go ahead with the loan given the lease term. A short lease means that you will probably need a lease extension at some point and you need to have some idea of what this will be. For most Stanstead Abbottslease extensions you would need to own the residence for two years in order to be eligible to extend the lease. Who are the managing agents?