Having sold my house in Stanstead Abbotts last May but the buyer keeps texting every few hours to say their lawyer needs to hear from mylawyer. What should my lawyer have done following completion?

After completion of your sale your lawyer should forward the transfer documentation and all of the paperwork to the buyer’s lawyers. Depending on the transaction, your solicitor must also confirm that the home loan has been repaid to the buyers solicitors. There is unlikely to be post completion tasks just for conveyancing in Stanstead Abbotts.

We expect to receive a OIP from this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do recommend any Stanstead Abbotts solicitors on the conveyancing panel, or is it better to go independently?

You will need to appoint Stanstead Abbotts solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

The mortgage over my property is with for my property in Stanstead Abbotts. Conveyancing was finalised some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform ?

must be informed of your intention prior to renting your property as this is likely to be a breach of ’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact directly. It should not be necessary to do this via a conveyancing panel firm.

Completion of my remortgage has taken place for my property in Stanstead Abbotts. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

Will our solicitor be raising enquiries regarding flooding during the conveyancing in Stanstead Abbotts.

Flooding is a growing risk for solicitors carrying out conveyancing in Stanstead Abbotts. There are those who buy a property in Stanstead Abbotts, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Solicitors are not qualified to impart advice on flood risk, however there are a numerous searches that can be carried out by the buyer or on a buyer’s behalf which can figure out the risks in Stanstead Abbotts. The standard information given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to discover whether the property has suffered from flooding. If flooding has previously occurred and is not disclosed by the vendor, then a purchaser may issue a claim for damages as a result of such an inaccurate reply. A purchaser’s lawyers will also order an environmental report. This will disclose whether there is a recorded flood risk. If so, further investigations should be carried out.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Stanstead Abbotts is where the house is located. Can you shed any light on this issue?

Flying freeholds in Stanstead Abbotts are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stanstead Abbotts you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stanstead Abbotts may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Back In 2007, I bought a leasehold house in Stanstead Abbotts. Conveyancing and mortgage are in place. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing practitioner in Stanstead Abbotts who acted for me is not around. What should I do?

The first thing you should do is contact the Land Registry to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Stanstead Abbotts conveyancing practitioner to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I acquired a split level flat in Stanstead Abbotts, conveyancing was carried out in 1995. How much will my lease extension cost? Corresponding flats in Stanstead Abbotts with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 levied per year. The lease comes to an end on 21st October 50

With only 50 years left to run we estimate the price of your lease extension to span between £36,100 and £41,800 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.