Me and my partner are hoping to acquire a 3 bedroom apartment in Baldock with a mortgage. We like our Baldock lawyer, however the lender advise he's not on their "panel". It seems we have little option but to select one of the lender panel firms or retain our Baldock solicitor and pay for one of their panel lawyers to act for them. This feels very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms 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 Baldock conveyancing solicitor to apply to be on the conveyancing panel.
Do I need to attend the offices of the solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Baldock so that I can pop in to their offices if required.
Whereas this was necessary 15 years ago, the vast majority banks no longer oblige their conveyancing panel lawyer to witness the mortgagors signature. You will still be obliged to supply identification documents and there are still distinct benefits to instructing a local practitioner, in your situation a conveyancing solicitor in Baldock.
We are close to exchanging contracts on the sale of our property in Baldock and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers used a web based conveyancing firm as opposed to a conveyancing solicitor in Baldock. We have lived in Baldock for 5 years we know of no issue. Do we get in touch with our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
What is different about your site and alternative online quote calculators when it comes to conveyancing in Baldock?
At this site receive a fixed fee quote via a Solicitor or Licensed Conveyancer that appreciates the issues for your conveyancing in Baldock. As opposed to estate agents and brokerage sites we do not have kick-back deals with solicitors. Many agents and online brokers 'recommend' the firm paying the highest per referral, rather than the best value conveyancing in Baldock
Estate agents have just been given the go-ahead to market my ground floor apartment in Baldock. Conveyancing has not commenced, but I have recently received a quarterly service charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is pay the invoice as normal because all rents and maintenance invoices will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Baldock Conveyancing for Leasehold Flats - Examples of Queries Prior to buying
How is the lease structured? The prefered form of lease structure is a share of the freehold. In this arrangement the lessees benefit from being in charge if their destiny and notwithstanding that a managing agent is usually retained where the building is larger than a house conversion, the managing agent is directed by the tenants. The answer will be helpful as a) areas can cause problems for the building as the common areas may start to deteriorate where repairs are not paid for b) if the leasehold owners have an issue with the running of the building you will want to have complete disclosure
Can you clarify the scope of conveyancing provided by Baldock conveyancing practices?
In the main Baldock conveyancing solicitors will offer a broad sphere of assistance to home and land proprietors, sellers, purchasers, freeholders and tenants such as:
House sale conveyancing in Baldock or elsewhere in the country
Private residential purchase conveyancing in Baldock and nationwide
Advice on a boundary Issues Assisted buying schemes - Help to Buy conveyancing Drafting in relation to rights of drainage, services, and access (Easements) Adverse possession claims — advising you if you establish a right to ownership of land in Baldock through a prolonged period of occupation or whether the property you are buying or selling may be subject to such a claim