Me and my partner are purchasing a 1 bedroom apartment in Borehamwood with a mortgage. We have a Borehamwood conveyancer, but the lender advise she’s not on their "panel". We have to appoint one of the bank panel solicitors or continue with our Borehamwood lawyer as well as pay for one of their panel firms to represent them. We consider that this is inequitable; can we not require that the lender use our Borehamwood conveyancing practitioner ?
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 bank’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 Borehamwood conveyancing solicitor to apply to be on the conveyancing panel.
I have been told that property searches are the primary reason for stalling in Borehamwood conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not figure within the common causes of delays in the conveyancing process. Searches are not likely to feature in any holding up conveyancing in Borehamwood.
The deeds to our home can not be found. The lawyers who conducted the conveyancing in Borehamwood 10 years ago no longer exist. Will I be able to sell the house?
Gone are the days when you need to have the physical official documentation to evidence that you own the land or property, as the Land Registry have everything they need in a digital format.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Borehamwood is the location of the property. Can you offer any advice?
Flying freeholds in Borehamwood are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Borehamwood you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Borehamwood may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £150,000 garden flat in Borehamwood next week. The freeholder has quoted £420 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge such fees for a leasehold conveyance in Borehamwood?
Borehamwood conveyancing on leasehold flats often necessitates the purchaser’s conveyancer submitting enquiries for the landlord to answer. Although the landlord is under no legal obligation to respond to such questions most will be content to assist. They are entitled to levy a reasonable administration fee for responding to enquiries or supplying documentation. There is no set fee. The average costs for the information that you are referring to is £350, in some cases it exceeds £800. The administration charge levied by the landlord must be sent together with a synopsis of rights and obligations in relation to administration fees, otherwise the invoice is not strictly payable. Reality however dictates that one has little option but to pay whatever is requested of you if you want to complete the sale of your home.
I have tried to negotiate informally with with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Borehamwood conveyancing firm to help?
Most definitely. We can put you in touch with a Borehamwood conveyancing firm who can help.
An example of a Lease Extension decision for a Borehamwood flat 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 was in relation to 1 flat. The unexpired term as at the valuation date was 71.73 years.
I am purchasing a flat and need a conveyancing solicitor in Borehamwood who is on the lender conveyancing panel. Could you point me in the right direction as regards a Borehamwood conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the bank who conduct conveyancing in Borehamwood. We dont recommend any particular conveyancing practice.