Am I correct in assuming that the fact that my solicitor in Broxbourne is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Broxbourne conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I have given 2 months notice to my current landlord and must vacate my rented flat in Broxbourne by the end of next month. Conveyancing on my purchase is progressing. How realistic is it to complete in three weeks as I wish to avoid having to move into short term accommodation?
The normal practice is not to give notice for your tenancy until exchange of contracts has taken place. If you have not previously done so, update to your solicitor and request that they apply pressure on the owners side, try to an agreed time frame that all parties will work to achieve
We note that you have a post code search directory listing solicitors on the Coventry BS conveyancing panel. Do companies pay you a commission if I appoint them for our conveyancing in Broxbourne?
We are a listing service only for law firms wishing to communicate if they are on the Coventry BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Broxbourne.
How does conveyancing in Broxbourne differ for newly converted properties?
Most buyers of new build property in Broxbourne come to us having been asked by the builder to sign contracts and commit to the purchase even before the residence is completed. This is because house builders in Broxbourne usually acquire 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 conveyancers 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 used to new build conveyancing in Broxbourne or who has acted in the same development.
I opted to have a survey completed on a property in Broxbourne in advance of instructing conveyancers. I have been advised that there is a flying freehold element to the property. The surveyor advised that some mortgage companies will refuse to grant a mortgage on this type of property.
It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. If you call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Broxbourne. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Broxbourne to see if the conveyancing will be more expensive.
Is it best to instruct a Broxbourne conveyancing practitioner who is local to the property I am buying? We have a good friend who can execute the legal work but her office is 300miles away.
The benefit of a high street Broxbourne conveyancing firm is that you can pop in to execute paperwork, present your ID and apply pressure on them if necessary. Having local Broxbourne know how is a benefit. However it's more important to get someone that will do a good and efficient job. If you know people who used your friend and in the main were happy that must outweigh using an unfamiliar Broxbourne conveyancing lawyer solely due to them being based in the area.