We were about to retain a conveyancing solicitor in Royston endorsed on your site but stumbled across alternative fee calculations on the internet look cheaper – why is this?

There are many firms of websites advertising pretending to offer £99 conveyancing, but extracosts result in the completion invoice totally different to the one you expected. Solicitors ought to ensure charges contained in terms and conditions should be equitable and be applied The solicitors that we list for conveyancing in Royston set out all costs for a standard conveyancing matter.

I am purchasing a new build duplex in Royston and my lawyer is telling me that she is duty bound to the mortgage company to reveal incentives from the seller. I am nearing the developer’s deadline to sign contracts and I have no desire to prolong the conveyancing. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I moved into my house on 4 July and the transaction details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Royston advises it would be formalised in less than a month. Are titles in Royston particularly slow to register?

There is nothing unique about conveyancing in Royston registration formalities. As opposed to being determined by geographic area, timeframes can differ according to the party submitting the application, whether there are errors and whether the Land registry communicate with any third persons or bodies. As of today roughly three quarters of submission are fully addressed within 12 days but occasionally there can be protracted delays. Historically registration takes place after the new owner has moved in to the property therefore an expedited registration is not usually top priority but where it is urgent that the the registration takes place urgently then you or your lawyers must speak with the land registry and explain the circumstances.

Due to the advice of my in-laws I had a survey completed on a house in Royston ahead of appointing lawyers. I have been advised that there is a flying freehold aspect to the property. Our surveyor advised that some banks may refuse to issue a loan on this type of house.

It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. If you call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Royston. Conveyancing will be smoother if you use a solicitor in Royston especially if they are acquainted with such properties in Royston.

Completion is due on the disposal of our £375,000 apartment in Royston on Monday in a week. The management company has quoted £300 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Royston?

Royston conveyancing on leasehold flats more often than not requires the buyer’s conveyancer sending enquiries for the landlord to address. Although the landlord is under no legal obligation to address such questions most will be content to assist. They may charge a reasonable administration fee for answering enquiries or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is £350, in some situations it is above £800. The administration charge levied by the landlord must be sent together with a synopsis of entitlements and obligations in respect of administration fees, otherwise the invoice is technically not due. Reality however dictates that you have no choice but to pay whatever is requested of you if you want to exchange contracts with the buyer.

I inherited a garden flat in Royston, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar properties in Royston with a long lease are worth £202,000. The average or mid-range amount of ground rent is £60 charged once a year. The lease terminates on 21st October 2082

With only 56 years left to run the likely cost is going to span between £29,500 and £34,000 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.