We are buying a 2 bedroom apartment in Baldock with a mortgage. We have a Baldock lawyer, but the mortgage company advise she’s not on their "panel". We have to appoint one of the bank panel firms or keep our Baldock solicitor and pay for one of their panel firms to represent them. This feels very unfair; is there anything we can do?
No, not really. Your mortgage offer 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 lawyer to apply to be on the conveyancing panel.
We were just about to exchange contracts for a ground floor flat in Baldock. We have hit a stumbling block. The mortgage offer with Lloyds TSB Bank runs out on 22/9/2025 but the vendors are suggesting a completion date of 24/9/2025. Can one extend the loan expiry date?
The best person to address this issue is your solicitors who will hopefully determine whether they better off negotiating with the mortgage company, seller’s representatives, property agents or possibly all parties based on the history of your house move to date.
We are downsizing from our home in Baldock and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the purchasers used a web based conveyancing firm as opposed to a conveyancing solicitor in Baldock. Having lived in Baldock for 5 years we know of no issue. Do we get in touch with our local Authority to get confirmation need.
It sounds as though you may have a conveyancing solicitor already. What do they say? You need to 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 health insurance to cover that same illness)
I am looking for a leasehold apartment up to £235,500 and identified one close by in Baldock I like with open areas and station nearby, the downside is that it's only got 51 years on the lease. There is not much else in Baldock suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you need a home loan the remaining unexpired lease term will likely be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
Should I be concerned that brokers that I am dealing with are suggesting a nationwide conveyancing firm as opposed to a local Baldock conveyancing company?
As with many service providers, often referrals from relatives can be worth their weight in gold. Nevertheless there are many players in a conveyancing matter; estate agents, mortgage brokers and lenders may recommend solicitors to choose. On occasion these solicitors might be known to one of the organisations as experts in their field, but occasionally there behind the scenes commercial relationship behind the endorsement. You have the discretion to select your preferred lawyer. Don't forget that some lenders specify a panel list of law firms you have to use for the lender aspect of your house move.
I see that you have a search directory listing solicitors on the lender conveyancing panel. Do Baldock conveyancing companies pay you a commission if I instruct 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 Baldock.