My husband and I are buying a 2 bedroom flat in Broxbourne with a mortgage. We like our Broxbourne lawyer, but the mortgage company says he's not on their "panel". It seems we have no option but to instruct one of the mortgage company panel conveyancing practices or retain our Broxbourne lawyer and pay for one of their panel firms to represent them. This feels very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. A further alternative is for your Broxbourne conveyancing solicitor to apply to be on the conveyancing panel.
My wife and I have recently acquired a property in Broxbourne. We have noticed several problems with the property which we believe were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that needed to have been carried out for conveyancing in Broxbourne?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Broxbourne. Conveyancing searches and investigations initiated during the buying process are supposed to help avoid problems. As part of the process, a property owner answers a questionnaire referred to as a SPIF. answers proves to be incorrect, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Broxbourne.
My partner and I are close to exchanging contracts on the sale of our property in Broxbourne and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a web based conveyancing outfit rather than a conveyancing solicitor in Broxbourne. Having lived in Broxbourne for 4 years we know that this is a non issue. Should we get in touch with our local Authority to get 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 enquire of 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 illness)
I have recentlydiscovered that Action Conveyancing have closed. They carried out my conveyancing in Broxbourne for a purchase of a leasehold apartment 12 months ago. How can I be sure that my home is in my name in the name of the previous owner?
The quickest method to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Broxbourne conveyancing specialists.
I'm buying my first flat in Broxbourne benefiting from help to buy. The developers refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not to tell my solicitor about the deal as it may affect my mortgage with Norwich and Peterborough Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I'm refinancing my current home to a BTL mortgage with Alliance & Leicester and I will use the rest of the raised equity as a deposit on further house. The location we are interested in is Broxbourne. Will your lawyers be able to act for both sets of lenders and tie in the transactions?
Do use our comparison tool on this page to ensure that the lawyers are on the relevant lender panels. Having checked that they are your lawyer will be able to simultaneously deal with the two deals but you should talk with you conveyancer and specify your desired outcome and needs.