Me and my partner are hoping to purchase a 2 bedroom apartment in Baldock with a mortgage. We have a Baldock lawyer, however the lender advise she’s not on their "panel". It appears that we have little option but to use one of the bank panel firms or keep our Baldock conveyancer and pay for one of their panel firms to represent them. We feel that this is unjust; can we not require that the mortgage company use our Baldock lawyer ?
Unfortunately,no. 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. Another option that might be available is for your Baldock conveyancing lawyer to apply to be on the conveyancing panel.
It is 10 years ago since I purchased my home in Baldock. Conveyancing solicitors have just been retained on the sale but I am unable to find the title documents. Will this jeopardise the sale?
Don’t worry too much. Firstly the deeds may be with your mortgage company or they could be archived with the lawyers who acted in the purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Nearly all conveyancing in Baldock involves registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
We are purchasing a property and the lawyer has referenced Chancel Repair to which the house may be liable because it falls into the area of such a church. She has recommended insurance. Is this strictly warranted for conveyancing in Baldock
Unless a prior purchase of the house completed after 12 October 2013 you can take it that solicitors conducting conveyancing in Baldock to continue to advocate a chancel search and or insurance against a claim.
It has been 3 months since my purchase conveyancing in Baldock completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Baldock differ for newly converted properties?
Most buyers of new build residence in Baldock approach us having been asked by the seller to sign contracts and commit to the purchase even before the property is ready to move into. This is because new home sellers in Baldock typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Baldock or who has acted in the same development.
In what way does the Landlord & Tenant Act 1954 affect my commercial offices in Baldock and how can your lawyers assist?
The particular law that you refer to gives protection to commercial leaseholders, granting the a statutory right to apply to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Baldock is one of the numerous areas of the UK in which our lawyers are located