My fiance and I are hoping to acquire a flat in Broxbourne and have instructed a Broxbourne conveyancing practice. Within the past 48 hours our conveyancer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Leeds Building Society have this evening contacted us to advise us that they have now hit a problem as our Broxbourne conveyancer is not on their approved list of lawyers. Please explain?
If you are buying a property requiring a mortgage it is normal for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Broxbourne lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
My fiance and I are refinancing our maisonette in Broxbourne with Virgin Money. We have a son 19 who lives at home. Our solicitor requested us to identify any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the property is repossessed. I have two questions (1) Is this document specific to the Virgin Money conveyancing panel as he never had to sign this form when we remortgaged 4 years ago (2) Does our son by signing this giving up his entitlement to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Virgin Money. This is solely used to protect Virgin Money if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Virgin Money had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
Can I use your services to find a Conveyancing solicitor in Broxbourne even where I’m not buying or selling a house, for example where I wish to acquire an office in Broxbourne with a loan from Yorkshire Building Society?
Our search tool is mainly there to help choose residential conveyancing solicitors in Broxbourne but we have listed towards the bottom of this page some Broxbourne commercial conveyancing firms. You will need to make contact with the firm directly to check if they can also act for Yorkshire Building Society
Forgive me if this question is silly but I am unseasoned as FTB of a garden flat in Broxbourne. Do I collect the keys to the house on the completion date from my solicitor? If this is the case, I will find a High Street conveyancing solicitor in Broxbourne?
On the day of completion you do not need to go to the conveyancers office in Broxbourne. Your solicitors will electronically transfer the purchase money to the seller's conveyancers, and once they have received this, you will be invited to receive the keys from the Estate Agents and start moving into the property. Usually this happens early afternoon.
We are buying a terrace house in Broxbourne. We would like to an extension at the rear at the house.Will the conveyancing process include enquiries to see if these alterations are allowed?
Your solicitor will review the deeds as conveyancing in Broxbourne will sometimes reveal restrictions in the title documents which prohibit categories of works or need the consent of another owner. Some additions require local authority planning permissions and approval in accordance building regulations. Some 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.
Completion of my purchase has taken place for my property in Broxbourne. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am buying a new build apartment in Broxbourne. Conveyancing is necessary evil 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 conveyancing.
Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Broxbourne
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
Much to my surprise my property lawyer in Broxbourne has requested from me proof of ID documents saying that this is part of his retainer as a conveyancer on the mortgage company Conveyancing panel. This is news to me - can I refuse?
Anti-terror and anti-money-laundering rules require Broxbourne conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer is right that the mortgage company also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the lender's UK Finance Lenders’ Handbook requirements