We are purchasing a house and require a conveyancing solicitor in Broxbourne who is on the Santander solicitor panel. Can you recommend a local 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 Santander . We don't recommend any particular firms conducting conveyancing in Broxbourne.
I am considering applying for a Kent Reliance mortgage for purchase of a newly converted (under development) in Broxbourne with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Kent Reliance ?
In theory, you could use a solicitor that is not on the Kent Reliance conveyancing panel, but Kent Reliance would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
The deeds to our property can not be found. The solicitors who conducted the conveyancing in Broxbourne 5 years ago are no longer around. What are my options?
Assuming the title is registered the details of your ownership will be retained by HMLR with a Title Number. It is possible to execute a search at the Land Registry, locate your property and secure current copies of the Registered Entries for a small fee. Where the property is Leasehold then the Land Registry will usually retain a file copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
How does conveyancing in Broxbourne differ for newly converted properties?
Most buyers of new build or newly converted 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 ready to move into. This is because house builders in Broxbourne tend to purchase the site, 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 property lawyers 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 accustomed to new build conveyancing in Broxbourne or who has acted in the same development.
How do I use your search app to select a conveyancing practitioner in Broxbourne on the authorised to act for my mortgage?
1st select a mortgage company such as Barclays , Virgin Money or Aldermore then choose your preferred area for example Broxbourne. Conveyancing organisations in Broxbourne and further afield should be listed.
Back In 2009, I bought a leasehold flat in Broxbourne. Conveyancing and Clydesdale mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1996. The conveyancing solicitor in Broxbourne who previously acted has now retired. What should I do?
First contact HMLR to be sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Broxbourne conveyancing lawyer to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I own a 1st floor flat in Broxbourne, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Equivalent flats in Broxbourne with over 90 years remaining are worth £179,000. The ground rent is £65 yearly. The lease expires on 21st October 2082
With only 57 years remaining on your lease we estimate the premium for your lease extension to be between £26,600 and £30,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.