I am not in a position to travel far from Boreham. Can you please spell out why all Boreham conveyancing practitioners aren't automatically on all mortgage company panels?

Banks tend to restrict either the nature or volume of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that the practice is required to have at least two partners. As well as restricting the type of firm, some lenders made a decision to reduce the number of organisations they allow to represent them. You should note that banks have no accountability for the quality of advice supplied by any Boreham lawyer on their panel. Increases in mortgage fraud was the primary trigger for the reduction of solicitor panels in the last decade even though there are conflicting points of view concerning the extent of solicitor involvement in some of that fraud. Data published by the Land Registry reveal that thousands of law practices only carry out less than three conveyances a year. Those advocating conveyancing panel culls ask why conveyancing firms deserve any entitlement to remain on a bank panel when clearly property law is not their primary expertise?

I know that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when purchasing a house in Boreham? or I am told that there is a law dating back centuries that means some house owners residing in a parish church boundary may be liable to pay for repairs towards the chancel in proximity to the church. Is this applicable for conveyancing in Boreham?

Unless a previous acquisition of the house took place post 12 October 2013 you could take it that lawyers handling conveyancing in Boreham to remain encouraging a chancel search and or insurance against a claim.

I am purchasing a new build house in Boreham with a loan from Accord Mortgages Ltd. The developers would not budge the price so I negotiated 6k of extras instead. The estate agent advised me not to tell my lawyer about this deal as it could put at risk my mortgage with Accord Mortgages Ltd. Should I keep quiet?.

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've recently bought a leasehold house in Boreham. Am I liable to pay service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Boreham Conveyancing for Leasehold Flats - Sample of Queries before Purchasing

What is the annual service fee and ground rent? Is anyone aware of any major works anticipated that will increase the maintenance costs?

My mum and dad cant seem to find their Boreham land registry title on the site. They recall that back in the 60’s when they bought the bungalow there were complications concerning the post code not being identified on some systems.

Almost all residences in Boreham should show up. Have you attempted a search with just the postcode. Normally it should reveal all the houses and flats inside that postcode. Assuming the property is recorded it will be there with a title number. Where they bought 48 years ago it's conceivable it may be not yet registered. The property could still be revealed but with the title number identified as 'na'. In this scenario you will need to track down the original title documentation which might be with your parent’s bank.