It may have been a long time coming a mortgage offer from HSBC for the remortgage of my 3 room apartment is to be issued any day now. Are you able to recommend a low cost conveyancing law firm in Yaxley?

This site is not designed to assist those in their quest for a cheap conveyancing in Yaxley. Our goal is to offer affordable conveyancing but our intention is not to advertise as being the cheapest. Resist the temptation to appoint organisations seducing you with £100 conveyancing in Yaxley. In your best case scenario, in going for low cost conveyancing, you will get your money’s worth and at worst it will result in you invoiced for extras and still not get the service you were hoping for.

My conveyancer has identified a a legal deficiency with the lease for the apartment we are buying in Yaxley. The seller’s lawyers have suggested defective title insurance as a solution. We are content with insurance and will cover the costs. Our conveyancer has advised that he must check that the lender is willing to move forward with this solution. Who is the client here, us or the lender?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.

We are buying a newly converted flat in Yaxley with a loan from HSBC Bank.We use our Yaxley conveyancing lawyer but HSBC Bank says her practice is not on their "panel". we are left little option but to use a HSBC Bank panel firm or keep our high street solicitor and pay for a HSBC Bank panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that HSBC Bank use our lawyer?

Unfortunately,no. The home loan issued to you is subject to its various provisions, a common one being that solicitors must be on the HSBC Bank conveyancing panel. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for HSBC Bank

We expect to complete the sale of our £275,000 flat in Yaxley in six days. The freeholder has quoted £408 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Yaxley?

Yaxley conveyancing on leasehold flats often involves the purchaser’s conveyancer submitting enquiries for the landlord to address. Although the landlord is under no legal obligation to address these enquiries most will be content to assist. They are at liberty to invoice a reasonable administration fee for responding to questions or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is £350, in some situations it is above £800. The management information fee invoiced by the landlord must be accompanied by a synopsis of rights and obligations in relation to administration charges, without which the invoice is technically not due. In reality one has no option but to pay whatever is requested of you should you wish to complete the sale of your home.

Leasehold Conveyancing in Yaxley - Examples of Queries Prior to buying

Does the lease have onerous restrictions? Can you inform me if there are any major works anticipated that will likely increase the maintenance costs? Are any of leasehold owners in arrears of their service charge payments?

I am contemplating choosing an online solicitor rather than a Yaxley conveyancing practice. Any advice?

Numerous benefits exist in having the option visit a local Yaxley conveyancing solicitor such as

• signing documents on short notice
• getting face-to-face explanations of things that need explaining
• the ability to complain if matters need to addressed

When analysing quotes, look carefully for hidden extras. Most decent Yaxley high street solicitors give an all-inclusive figure. Often online agents appear to offer low cost fees, but have hidden 'extras' in the fine print.