Me and my wife are buying a maisonette in Borehamwood. My lawyer is not listed on the lender solicitor list. Can I still retain my Borehamwood conveyancing solicitor notwithstanding that they are not on the bank approved list?
Various options include
- Proceed with your existing Borehamwood solicitor but your mortgage company will undoubtedly appoint a solicitor from their conveyancing panel. The net result is additional charges together with likely delay.
- Appoint a fresh solicitor to act in the purchase, making sure they are on the lender conveyancing panel.
- Convince your lawyer to attempt to join the lender panel
My partner and I changing mortgage lender for our penthouse in Borehamwood with Skipton. We have a son 19 who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the property is forfeited by the lender. I have two concerns (1) Is this form unique to the Skipton conveyancing panel as he did not need to sign this form when we purchased 4 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Skipton. This is solely used to protect Skipton if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Skipton had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
We just had an offer accepted to purchase with Coventry BS. We have called around locally but am unable to find a Borehamwood conveyancing firm on the Coventry BS panel. Please you help?
Please do take advantage of the search tool on this site. Pick the building society and type Borehamwood or your location and you will see numerous conveyancers offices in Borehamwood or near you.
My wife and I are purchasing a apartment in Borehamwood. I might seem paranoid but how we can trust a solicitor? On the day of competition we have to put our life savings into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Are all Borehamwood Conveyancing Quality Solicitors on the Kent Reliance conveyancing list of approved solicitors?
Some major lenders now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Borehamwood lawyer on the Leeds Building Society panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
I purchased a terraced Victorian house in Borehamwood. Conveyancing solicitor represented me and Britannia. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Borehamwood and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing lawyer who conducted the work.
Expecting to complete next month on a studio apartment in Borehamwood. Conveyancing solicitors assured me that they will have a report out to me on Monday. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Borehamwood should include some of the following:
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The unexpired lease term. You should be advised as what happens when the lease expires, and informed of the importance of the 80 year mark if lease provides for a reserve account for major works? Where does the liability rest for maintaining the window frames Who has the liability to repair and maintain the main walls and foundations. It is important that you know which party is duty bound to repair and maintenance of all parts of the block and communal areas What you can do if a neighbour breaches a clause of their lease?
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Borehamwood conveyancing firm to act on my behalf?
You certainly can. We can put you in touch with a Borehamwood conveyancing firm who can help.
An example of a Lease Extension decision for a Borehamwood property is Ground Floor Maisonette 17 Milton Road in January 2014. The Tribunal determined the premium payable by the Applicant to the should be £13,299 This case related to 1 flat. The unexpired residue of the current lease was 71.73 years.