I can't travel far from Boxmoor. What is the rationale as to why all Boxmoor property lawyers are not on all lender panels?

Mortgage Companies ordinarily restrict either the nature or volume of conveyancing practices on their panel. A common example of such restriction(s) being that the organisation needs to have two or more partners. As well as restricting the nature of firm, some lenders decided to reduce the number of practices they allow to represent them. It is worth noting that mortgage companies have no responsibility for the accuracy of service provided by any Boxmoor property lawyer on their approved list. Property fraud was the main trigger for the rationalisation of solicitor panels from 2008 notwithstanding that there are opposing assessments about the extent of solicitor involvement in some of that fraud. Statistics via HMLR indicates that thousands of law organisations only conduct one or two conveyances a year. Those supporting conveyancing panel consolidation question why conveyancing firms should have any entitlement to be on a lender panel when it is evident that property law is not their speciality?

At what point will exchange of contracts take place for sale conveyancing in Boxmoor and am I required to attend the lawyers office?

Where you are round the corner to our conveyancing solicitors in Boxmoor you are welcome to come in to sign contracts. However, the law practices we recommend offer a countrywide conveyancing service and give as equally comprehensive and professional a job for you when communicating with you electronically. The executing of the contract is not when everything is set in stone. A signed contract simply enables the firm to exchange contracts at the suitable time, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Boxmoor)to be in the office at the appropriate time.

Last month we had a mortgage agreed in principle with Skipton. Boxmoor conveyancing solicitors were appointed. How long does it take for Skipton to send the offer to the conveyancing practitioner?

There is no definitive answer here. Have Skipton conducted the survey? Have you informed Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

My wife and I are in the throws of looking at flats in Boxmoor and I am now considering a potential offer. Is it advisable to have a conveyancing practitioner on ‘stand by’? I will be getting a mortgage with Kent Reliance.

You should start obtaining 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 forward their details on to the estate agent. As you are getting a mortgage with Kent Reliance, ask your prospective lawyers if they are on the Kent Reliance conveyancing panel otherwise they can't do the mortgage legal work.

I currently have a mortgage with Bank of Ireland for my property in Boxmoor. Conveyancing has been completed a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Bank of Ireland?

Your original mortgage agreement with Bank of Ireland will provide that you need their approval prior to renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel solicitor.

I am looking for a ground for flat up to £195,000 and found one close by in Boxmoor I like with amenity areas and railway links nearby, the downside is that it only has 49 years on the lease. There is not much else in Boxmoor suitable, so just wondered if I would be making a mistake buying a short lease?

If you need a mortgage that many years will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.

What type of property do your Boxmoor conveyancing quotes relate to?

The quotes supplied are only relevant to standard domestic homes in England & Wales. Should you have any different requirements for example industrial or agricultural land or commercial conveyancing in Boxmoor please telephone us to address your requirements .