It has come to my attention via my IFA that my Broxbourne solicitor is not on the lender Solicitor panel. What can I do to be sure that this is correct?
You need to call your Broxbourne conveyancer. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they may be able to suggest a Broxbourne conveyancing practice that is on the conveyancing panel for your lender.
I am mortgaging my property in Broxbourne, does my lawyer have to be on the Santander Conveyancing panel?
There is nothing to stop you using your solicitor, but Santander will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one close by in Broxbourne I like with open areas and station nearby, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Broxbourne for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a mortgage that many years will be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
Is it possible to swap conveyancer as I need to select a firm on the The Mortgage Works conveyancing panel. I had appointed a high street conveyancing solicitor in Broxbourne round the corner but he is not approved by The Mortgage Works
It would be our pleasure to help you select a conveyancing solicitor in Broxbourne on the The Mortgage Works panel. Please note that the law firms that we on the directory do not pay us commission if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Broxbourne. In making use of the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Broxbourne.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £450,000 flat in Broxbourne next Friday. The landlords agents has quoted £396 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Broxbourne?
Broxbourne conveyancing on leasehold apartments typically results in fees being levied by managing agents :
Addressing conveyancing due diligence enquiries
Where consent is required before sale in Broxbourne
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Broxbourne Leasehold Conveyancing - A selection of Questions you should consider Prior to buying
You should want to discover as much as possible regarding the managing agents as they will either make your life much easier or much more difficult. As the owner of a leasehold property you will be at the mercy of the managing agents both financially and when it comes to day to day issues like the upkeep of the common parts. You should not be afraid to ask other people if they are happy with them. Finally, be sure you understand the dates that you are obliged pay the service charge to the relevant party and precisely what you get for your money. How much is the ground rent and service charge?
I'm purchasing a bungalow in Broxbourne. I have found my conveyancer's company on the CLC list, but I can't locate my conveyancer's name as listed on the regulator's website. Should I be concerned?
Not all staff in the law firm must be listed by the regulator. Provided there is a manager qualified to 'oversee' the transaction, the actual day-to-day activity can be conducted by unlicensed staff.