We are planning to acquire a flat and require a conveyancing solicitor in Bourne End who is on the Yorkshire BS solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Bourne End.
What is the difference between a licensed conveyancer and conveyancing solicitor in Bourne End
There are many registered licenced Conveyancers in Bourne End and Solicitor practices in Bourne End to choose from It is important to make clear that both are regulated professionals specialising in the legal aspects of transferring property. Both can handle associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Bourne End conveyancer on the Lloyds panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
After much negotiation I have agreed a price on a house in Bourne End. My financial adviser recommended their conveyancers. I paid an on account payment of £175. Shortly after, the lawyer contacted me to say that they were not on the Yorkshire BS 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 Yorkshire BS 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.
About to purchase a new build apartment in Bourne End. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Bourne End
Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I have been on the look out for a leasehold apartment up to £305k and identified one close by in Bourne End I like with amenity areas and railway links nearby, however it's only got 51 remaining years left on the lease. I can't really find anything else in Bourne End suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a home loan the remaining unexpired lease term will likely be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
Me and my fiance have recently had an offer accepted on a apartment and had an appointment on Tuesday with the Post Office for the mortgage. They warned me that when it comes to choosing a property lawyer that if they are not on their approved panel of lawyers then we will have to pay out an extra fee of about two hundred pounds. This is is due to the fact that they will then have to select a solicitor to act on their behalf in addition to the one we choose to act for ourselves and we assume responsibility for their invoice. I have asked the Post Office to provide me with a list so I can request estimates only from their approved lawyers but was told that I need to check with each individual conveyancer to see if they are on the panel. Is there a simple way of finding out who is on a lender panel?
You should ask the Post Office what their panel criteria is for a conveyancer.Thereafter ask the conveyancer of your choice whether they meet the criteria and have they acted on loans for the Post Office before. If the answer to those is yes, then just clarify this with the Post Office. Alternatively please use our search tool and we should be able to locate a solicitor in Bourne End on the panel for the Post Office.