Is the fact that my conveyancer in Broxbourne is not listed on my mortgage company's solicitor panel that there is a problem with the standard of his conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Broxbourne conveyancing practice and enquire why they are no longer on the approved list for your lender.
Please help - my lawyer advises that breach of easement insurance is required on my purchase. What is the level of cover for Broxbourne conveyancing?
The right level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between Yorkshire Building Society and Barnsley Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
I was told three weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Broxbourne is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
Nottingham have agreed my home loan in principle, my bid on a apartment in Broxbourne has been agreed to, what happens next?
The estate agent will wish to know who your solicitors are (ensure that the property lawyers are on the lender’s approved list). Telephone Nottingham or your broker and finish off any outstanding paperwork. Nottingham will instruct a valuer who will get in touch with the estate agent or seller to schedule an appointment. Once carried out (assuming no problems) it takes about a week to get a mortgage offer. Nottingham will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Broxbourne.
A colleague suggested that where I am purchasing in Broxbourne I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Broxbourne conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Broxbourne around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Broxbourne Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful information concerning Broxbourne.
I opted to have a survey done on a house in Broxbourne ahead of instructing solicitors. I have been told that there is a flying freehold element to the property. Our surveyor has said that some banks will refuse to issue a mortgage on a flying freehold house.
It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. Should you wish to telephone us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Broxbourne. Conveyancing may be slightly more expensive based on your lender's requirements.
My father has suggested that I use his conveyancers in Broxbourne. Do I follow his advice?
No doubt the best way to select a conveyancing solicitor is to get referrals from friends or relatives who have actually previously instructed the conveyancer you're considering.
Been on the hunt for a conveyancing practitioner for leasehold sale conveyancing in Broxbourne. I'm selling, simple no mortgage to pay off, no hurry, no onward purchase. Had a quote from a lawyer for £800 including VAT which is a tad steep given that its so straightforward. Is it possible to find less expensive fees for conveyancing in Broxbourne?
Considering it’s a sale only, 475 + VAT should be about the lowest for sale conveyancing in Broxbourne.