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Find a Royston Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Royston? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Royston transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Royston conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Royston

We were about to choose a conveyancing solicitor in Royston listed by you but have come across some other estimates via the web look cheaper – why is this?

There are hundreds of conveyancing organisations offering what appear to be very low prices. We suggest that you think twice about how important this transaction is to you that want to take 'cheap' risks concerning the quality of the conveyancing. Some embed fees deep into the terms and conditions. The solicitors that we put forward for conveyancing in Royston will notbehave this way.

My Royston lawyer has uncovered a difference between the information in the valuation survey and what is in the conveyancing documents. My lawyer says that he must ensure that the bank is happy with this discrepancy and is still content to lend. Is my conveyancer’s stance right?

Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

I am looking to buy a house and require a conveyancing solicitor in Royston who is on the The Royal Bank of Scotland solicitor. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for The Royal Bank of Scotland in certain locations such as Royston. We dont recommend any particular firm.

Does a directory service exist listing Lloyds panel conveyancers in Royston on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings available online. If you are seeking to appoint a Royston solicitor on the Lloyds please use our facility.

I am selling my flat. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Santander are being a right pain. The Royston solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?

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

Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Royston solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Royston postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Royston.

Back In 2008, I bought a leasehold flat in Royston. Conveyancing and Halifax mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Royston who acted for me is not around. Any advice?

First contact the Land Registry to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. You do not need to instruct a Royston conveyancing lawyer to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Royston Leasehold Conveyancing - A selection of Questions you should ask Prior to Purchasing

    Where a Royston lease has less than 80 years it will have adverse implications on the salability of the apartment. It is worth checking with your mortgage company that they are content with residual term of the lease. A short lease means that you will almost definitely need a lease extension at some point and you need to have some idea of what this would cost. For most Roystonlease extensions you would be required to have owned the property for a couple of years before you are entitled to carry out a lease extension. Is anyone aware of any major works in the near future that will increase the service costs? What is the yearly service fee and ground rent?

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Find out more about how flying freehold can affect your the value of a property.