We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would much rather use a specialised conveyancing solicitor in Boreham?
You should check but the chances are that appoint one of their panel solicitors where you take up the "fee-free" incentive. Speak to the bank to see if they allow a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Boreham.
I am buying a 3 bedroom semi in Boreham. We would like to carry out an extension to the side at the property.Will legal due diligence on the property include enquiries to ascertain if these alterations are allowed?
Your conveyancer will check the registered title as conveyancing in Boreham can occasionally identify restrictions in the title deeds which prohibit certain works or need the consent of another owner. Many extensions call for local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
We have a mortgage agreed in principle with Kent Reliance. Boreham conveyancing practitioners have been chosen. How long does it take for Kent Reliance to send the offer to the property lawyer?
There is no definitive answer here. Have Kent Reliance completed the valuation? Have you advised Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have a mortgage with UBS for my property in Boreham. Conveyancing was finalised months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?
Your original mortgage agreement with UBS will provide that you need their approval before renting your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. You need not do this via a UBS conveyancing panel lawyer.
Should my lawyer be raising questions concerning flooding during the conveyancing in Boreham.
Flooding is a growing risk for lawyers specialising in conveyancing in Boreham. There are those who buy a property in Boreham, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Lawyers are not qualified to offer advice on flood risk, however there are a various checks that can be carried out by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Boreham. The standard information supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual question of the vendor to discover whether the property has ever been flooded. In the event that flooding has previously occurred which is not notified by the vendor, then a purchaser may bring a claim for damages as a result of such an incorrect response. The buyer’s solicitors will also order an environmental report. This will reveal if there is any known flood risk. If so, more detailed investigations should be carried out.
Are there restrictive covenants that are commonly identified as part of conveyancing in Boreham?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Boreham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I was advised by two or three local selling agents in Boreham to select a solicitor using your seach tool. Is there a financial upside for Estate Agents to recommend your lawyers ahead of a competitor’s?
We don’t give any financial incentive for pointing buyers and sellers our way. We thought it would be too underhand to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I am on look out for some leasehold conveyancing in Boreham. Before I set the wheels in motion I require certainty as to the remaining lease term.
Assuming the lease is recorded at the land registry - and 99.9% are in Boreham - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Boreham Leasehold Conveyancing - Examples of Questions you should consider before buying
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Are there any major works in the planning that will add a premium to the maintenance charges? How is the lease structured? If a Boreham lease has less than eighty years it will affect the salability of the flat. Check with your bank that they are happy with the length of the lease. A short lease means that you will almost definitely have to extend the lease sooner rather than later and it is worth discovering what this will be. Remember, in most cases you would need to own the premises for two years in order to be eligible to extend the lease.