My husband and I are purchasing a 1 bedroom apartment in Boxmoor with a mortgage. We like our Boxmoor solicitor, however the bank advise she’s not on their "panel". It appears that we have little option but to appoint one of the lender panel firms or keep our Boxmoor conveyancing practitioner and pay for one of their panel firms to represent them. We regard this is unjust; can we not require that the mortgage company use our Boxmoor property lawyer ?
No, not really. The mortgage offered to you 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 Boxmoor conveyancing solicitor to apply to be on the conveyancing panel.
We are purchasing a house and require a conveyancing solicitor in Boxmoor who is on the Lloyds conveyancing panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Boxmoor.
I have a terraced Edwardian house in Boxmoor. Conveyancing solicitor represented me and Britannia. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold under the matching address. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register for 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 Boxmoor and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with the conveyancing practitioner who carried out the work.
I am buying a new build apartment in Boxmoor. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Boxmoor
-
Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are architect prepared.
My company is wishing to take over a lease of an office on a shopping parade. Can you recommend solicitors offering fixed fees for non-domestic conveyancing in Boxmoor for less than £2000?
We can recommend firms who host a wealth of experience of commercial conveyancing in Boxmoor, including the disposal and acquisition of businesses as well as simply premises. If you are hoping to purchase or lease a shop, pub, restaurant, office, retail unit or a whole business we can find you the right lawyer. As for the charges these will vary based on the structure and heads of terms of the proposed transaction. Let us have your contact information or phone so as to enable us to supply you with a fixed commercial conveyancing quote.
I am looking at a two flats in Boxmoor which have about forty five years remaining on the leases. Should I regard a short lease as a deal breaker?
A lease is a right to use the property for a prescribed time frame. As the lease gets shorter the saleability of the lease deteriorates and results in it becoming more expensive to extend the lease. For this reason it is generally wise to extend the lease term. It is often difficulties arise selling premises with a short lease because mortgage lenders may be reluctant to lend money on properties of this type. Lease extension can be a protracted process. We advise that you seek professional help from a solicitor and surveyor with experience in this arena.
I purchased a 2 bed flat in Boxmoor, conveyancing was carried out in 2003. How much will my lease extension cost? Equivalent properties in Boxmoor with over 90 years remaining are worth £175,000. The ground rent is £65 invoiced annually. The lease comes to an end on 21st October 2083
With only 58 years unexpired we estimate the price of your lease extension to range between £23,800 and £27,400 plus legals.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.