I need some expedited conveyancing in St Neots as I have a deadline to exchange contracts within one month. Luckily I do not require a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?

As you are not getting a mortgage you have the choice not to have searches carried out although no law firm would suggest that you don't. With lots of history conveyancing in St Neots the following are examples of what can arise and therefore impact the marketability of the property: Refused Planning Applications, Overdue Charges, Outstanding Grants, Road Schemes,...

How does conveyancing in St Neots differ for newly converted properties?

Most buyers of new build residence in St Neots contact us having been asked by the seller to sign contracts and commit to the purchase even before the residence is constructed. This is because house builders in St Neots typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in St Neots or who has acted in the same development.

Should I be wary that third parties that I am dealing with are recommending a web based conveyancing firm as opposed to a local St Neots conveyancing company?

As with many service providers, often input from family and friends can be worth their weight in gold. Yet there are numerous people with a keen interest in a conveyancing transaction; estate agents, financial adviser and banks may put forward conveyancers to choose. On occasion these lawyers might be known to one of the organisations as experts in their field, but occasionally there might be a commercial relationship behind the endorsement. You have the right to choose your own conveyancer. Don't forget that the majority of mortgage providers specify a panel list of conveyancers you have to use for the mortgage aspect of your home move.

All being well we will complete the sale of our £325,000 garden flat in St Neots in nine days. The freeholder has quoted £372 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge an administration fee for a flat conveyance in St Neots?

St Neots conveyancing on leasehold maisonettes normally results in fees being raised by freeholders :

Answering pre-exchange enquiries Where consent is required before sale in St Neots Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for St Neots leasehold property is £350. For St Neots conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply the information.

I acquired a split level flat in St Neots, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in St Neots with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 per annum. The lease runs out on 21st October 2084

With just 59 years unexpired we estimate the price of your lease extension to span between £20,900 and £24,200 plus professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.

I see that you have a post code search directory listing solicitors on the bank conveyancing panel. Do St Neots conveyancing firms pay you a referral fee if I appoint them for my house purchase?

We are a listing service only for law firms wishing to communicate if they are on the bank conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in St Neots.