What is the optimum way to check that the solicitor conducting my conveyancing in Boston is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for National Westminster Bank thus paying £192.00 in additional legal bill.
Please do make use of the find a conveyancing panel solicitor tool on this page. Please choose the mortgage company and type ‘Boston’ or your preferred area and you will be presented with numerous solicitors located in Boston or nearest you.
We are buying a house in Boston. It might be a silly question but how we can trust a conveyancer? At some point we have to deposit money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Boston building society branch on a couple of occasions and was told it does not impact the mortgage offer and they would lend. My Boston conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Your property lawyer must comply with the Council of Mortgage Lenders’ Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Aldermore have agreed my mortgage in principle, my offer on a property in Boston has been accepted, what are the next steps?
Your property agent will wish to be informed of your solicitor's details (ensure that the conveyancers are on the bank’s approved list). Telephone Aldermore or the financial adviser and finish off any outstanding paperwork. Aldermore will instruct a valuer who will get in contact with the estate agent or vendor to schedule a time for the valuation to happen. Once conducted (assuming no problems) it takes about ten days to get a mortgage offer. Aldermore will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Boston.
My wife and I have a 4 bedroom Edwardian house in Boston. Conveyancing solicitor represented me and Bank of Scotland. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold with the exact same address. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Boston and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with the conveyancing practitioner who conducted the conveyancing.
I am 17 days into a residential purchase having been referred to conveyancers by the local agent to handle our conveyancing in Boston. I am am very dissatisfied with the level of service. Can you help me find new solicitors?
They would need to be very bad in order to consider replacing them. Has your mortgage offer been issued? If so you must advise them of the replacement solicitor and ensure the mortgage documents are re-sent. The solicitor ideally needs to be on the mortgage company approved list to avoid added charges and frustration. That should be your first question of the new lawyers. Our search tool will help you find a bank approved lawyer for your home move in Boston
I am a negotiator for a busy estate agent office in Boston where we have witnessed a number of leasehold sales put at risk as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Boston conveyancing solicitors. Could you confirm whether the vendor of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Leasehold Conveyancing in Boston - A selection of Questions you should consider Prior to buying
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Who takes responsibility for maintaining and repairing the block? Be sure to find out if the the lease contains any adverse restrictions in the lease. For instance it is reasonably common in Boston leases that pets are not permitted in in a block in Boston. If you like the apartmentin Boston however your cat can’t live with you then you will be presented with a difficult determination. Are any of leasehold owners in dispute over their service charge liability?
Me and my wife have today had a bid accepted on our first home in Boston, and are now looking to get solicitors appointed. I have made use of the various comparison based websites and the results are from all over the England and Wales. Is it necessary to have a Boston solicitor local to the prospective new home? I am fine to do all the communicating over the web, but I assume at some point we will be required to attend the solicitor's office to sign documents?
Generally there is no requirement to physically visit the office of your solicitor, they can post any relevant papers to you, which you can sign and send back. Many buyers and sellers nevertheless opt to use a locally based solicitor, but it's by no means essential for conveyancing in Boston.