As someone not used to the Waltham Cross conveyancing process what’s your top tip you can give me for the house moving process in Waltham Cross
You may not hear this from too many lawyers but conveyancing in Waltham Cross and elsewhere in Hertfordshire is an adversarial experience. Put another way, when it comes to conveyancing there exists lots of room for confrontation between you and other parties involved in the transaction. For example, the vendor, property agent and sometimes your lender. Choosing a law firm for your conveyancing in Waltham Cross an important selection as your conveyancer is your adviser, and is the ONLY person in the transaction whose role it is to protect your best interests and to keep you safe.
We are witnessing a distinct ongoing adversarial element to conveyancing- someone has to be at fault for the process taking so long. You your first instinct should be to trust your solicitor ahead of all other parties when it comes to the legal assignment of property.
When it comes to mortgage companies such as Aldermore, do Waltham Cross solicitors have to pay a fee to be on the conveyancing panel?
We are unaware of any lender fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
How can we tell if a Waltham Cross conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Waltham Cross seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer carrying out your conveyancing.
I have paid off my mortgage with Barclays. I assume I don't need a Waltham Cross lawyer on the Barclays panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Barclays 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 Barclays mortgage from the register. Barclays, 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 Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Waltham Cross is the location of the property. Can you offer any assistance?
Flying freeholds in Waltham Cross 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 Waltham Cross you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Waltham Cross 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 residence.
We're FTB’s - had an offer accepted, but the agent has warned us that the seller will only go ahead if we instruct the agent's preferred lawyers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a local solicitor who is familiar with conveyancing in Waltham Cross
We suspect that the owner is unaware of this ultimatum. If they require ‘a quick sale', alienating a genuine buyer is likely to cause more damage than good. Avoid the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are ready to progress, with finances in place © you do not need to sell (d) you wish to move quickly (e)but you will continue to appoint your own,trusted Waltham Cross conveyancing firm - as opposed tothose that will give the estate agent a commission or meet his conveyancing thresholds demanded by HQ.
I have been recommended a conveyancing solicitor in Waltham Cross. I I would like to check if they are listed on the bank's conveyancing panel. Can you assist?
It’s a good idea phone your conveyancer and ask them if they are on the lender's panel. Alternatively please call us and we can make some checks for you. Should the firm not be on the conveyancing panel we can certainly arrange a reputable conveyancing solicitor in Waltham Cross on the approved list for your mortgage company.