I had intended to instruct a conveyancing solicitor in Broxbourne for our house move. Our financial adviser informed us that our bank Santander won't deal with them. Why is this not regarded as unfair competition?
A bank can insist on a panel solicitor act for it. Borrowers are liable to meet the cost of this. Please make use of our directory service to get a quote from a solicitor to carry conveyancing in Broxbourne on the Santander approved list of solicitors.
We had chosen conveyancing lawyers located in Broxbourne on the Nottingham solicitor approved list. They are now charging me an additional amount for dealing with the Nottingham mortgage. Is this a supplemental conveyancing fee specified by Nottingham?
Provided it is contained in their Terms of Engagement or Quote then yes your solicitor is entitled to levy a fee for this. The fee is not set by Nottingham but by your Broxbourne lawyer. Numerous firms on the Nottingham panel will charge ’dealing with mortgage’ fee but many practices include it on their overall fee.
We have agreed to purchase a house in Broxbourne. A rare aspect is that the roof has a solar panel. Skipton have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Skipton your lawyer must comply with the conveyancing instructions outlined in Section two of UK Finance Lenders’ Handbook for Skipton. The Council of Mortgage Lenders’ Handbook contains minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Skipton where a lease does not satisfy these specifications. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Broxbourne.
I recently had an offer accepted on an apartment in Broxbourne. My financial adviser pressured me to appoint their conveyancing practitioner. I paid an upfront payment of £200. Soon after, the conveyancing practitioner contacted me to say that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling our house in Broxbourne and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Broxbourne lawyer would know that there is no such problem. For the life of me I don't know why the purchasers used a nationwide conveyancing outfit rather than a conveyancing solicitor in Broxbourne. We have lived in Broxbourne for 4 years we know of no issue. Should we contact our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a simple, no chain conveyancing. Broxbourne is where the house is located. Can you offer any guidance?
Flying freeholds in Broxbourne are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Broxbourne you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Broxbourne may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My partner and I may need to rent out our Broxbourne 1st floor flat temporarily due to taking a sabbatical. We used a Broxbourne conveyancing firm in 2004 but they have closed and we did not think at the time seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
Even though your previous Broxbourne conveyancing lawyer is not around you can check your lease to check if it allows you to sublet the property. The rule is that if the deeds are silent, subletting is permitted. Quite often there is a prerequisite that you need to obtain permission from your landlord or other appropriate person in advance of subletting. This means that you cannot sublet without first obtaining consent. The consent should not be unreasonably turned down. If the lease does not allow you to sublet you will need to ask your landlord for their consent.
I bought a garden flat in Broxbourne, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Broxbourne with over 90 years remaining are worth £211,000. The ground rent is £45 levied per year. The lease finishes on 21st October 2092
With 67 years remaining on your lease we estimate the price of your lease extension to span between £10,500 and £12,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.
I am buying a flat and cash is in place. My conveyancer has been given with two distinct proof of photo identification, bank statement, numerous utility bills. Now he needs a copy from a probate lawyer advising that the funds are in order and that it has come from inheritance and not dealing E's in Ibiza.
In today’s world you will not be able to complete any Broxbourne conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Establishing of your source of funds is required under Money Laundering laws.