Why do I have to pay up front when it comes to conveyancing in Borehamwood and Elstree?

If you are buying a property in Borehamwood and Elstree your solicitor will ask you to provide them with monies to cover the the cost of the conveyancing searches. Normally this is asked for to cover the fees of the Local Authority Search. If any down payment is payable against the sale price then this should be asked for shortly in advance of contracts are exchanged. Any further balance that is needed will be payable a couple of days ahead of the completion date.

My husband and I intend to purchase a purpose built flat in Borehamwood and Elstree with a residential mortgage from The Royal Bank of Scotland.We would like to retain our Borehamwood and Elstree conveyancing solicitor but The Royal Bank of Scotland informed us her practice is not listed on their approved list of firms. It seems we have little choice but to instruct a The Royal Bank of Scotland panel solicitor or retain our local solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?

No, not really. The loan issued to you contains terms and conditions, one of which will be that conveyancers will be on the The Royal Bank of Scotland approved list. Until recently, most banks had large numbers of solicitors on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for The Royal Bank of Scotland

We are purchasing a detached bungalow in Borehamwood and Elstree. The intention is to carry out a loft conversion at the house.Will the conveyancing process include enquiries to determine if these works were previously refused?

Your property lawyer should check the registered title as conveyancing in Borehamwood and Elstree can occasionally reveal restrictions in the title documents which prevent certain changes or necessitated the permission of a 3rd party. Many extensions need local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

I'm at the point of viewing houses in Borehamwood and Elstree and I am about to put in an offer. Is it advisable to have a conveyancer on ‘stand by’? I am planning to take a mortgage with Yorkshire BS.

You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. As you are obtaining a mortgage with Yorkshire BS, ask your prospective lawyers if they are on the Yorkshire BS conveyancing panel otherwise they can't do the mortgage legal work.

I have decided to exercise my right to buy my property in Borehamwood and Elstree off the council. I have a mortgage offer with Nationwide. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.

We're first time buyers - had an offer accepted, but the selling agent told us that the seller will only proceed if we appoint their chosen lawyers as they need a ‘quick sale’. We would rather use a high street solicitor who is accustomed to conveyancing in Borehamwood and Elstree

We suspect that the owner is not behind this ultimatum. Should the seller desire ‘a quick sale', alienating a motivated buyer is likely to cause more damage than good. Contact the vendors directly and make the point that (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you will continue to use your own,trusted Borehamwood and Elstree conveyancing firm - as opposed tothose that will give their negotiator at the agency a referral fee or achieve conveyancing figures demanded by corporate headquarters.

What are your top tips when it comes to finding a Borehamwood and Elstree conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a solicitor for lease extension works (regardless if they are a Borehamwood and Elstree conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with two or three firms including non Borehamwood and Elstree conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be of use:

What volume of lease extensions have they carried out in Borehamwood and Elstree in the last 12 months?

Borehamwood and Elstree Conveyancing for Leasehold Flats - A selection of Queries Prior to buying

How many of the leaseholders are in arrears for their service charge payments? What prohibitions exist in the Borehamwood and Elstree Lease? You should be aware that where the lease has fewer than eighty years it will affect the marketability of the apartment. Check with your mortgage company that they are willing to lend given the lease term. A short lease means that you will most likely need a lease extension at some point and you need to have some idea of how much this will be. Remember, in most cases you will be be obliged to have owned the property for 24 months before you are eligible to extend the lease.