As someone not used to the Broxbourne conveyancing process what is your top tip you can give me for the legal transfer of property in Broxbourne

Not many law firms shout this from the rooftops but conveyancing in Broxbourne or throughout England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there is an abundance of opportunity for conflict between you and others involved in the transaction. E.g., the vendor, property agent and sometimes the lender. Appointing a law firm for your conveyancing in Broxbourne is a critical decision as your conveyancer is your adviser, and is the ONE person in the transaction whose interest is to protect your legal interests and to keep you safe.

Sometimes a potential adversary may attempt to sway you that you should follow their advice. For instance, the estate agent may claim to be helping by claiming that your lawyer is dragging his heels. Or your mortgage broker may tell you to do something that is against your conveyancers recommendation. You should always trust your lawyer above all other parties in the conveyancing process.

We had chosen conveyancers based in Broxbourne on the Yorkshire BS solicitor panel. They are now charging me a separate charge for dealing with the Yorkshire BS mortgage. Is this a supplemental conveyancing fee specified by Yorkshire BS?

Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your conveyancing practitioner can levy a fee for this. The fee is not dictated by Yorkshire BS but by your Broxbourne solicitor. Numerous firms on the Yorkshire BS panel will levy ’dealing with mortgage’ fee but some firms incorporate it on their overall fee.

I have a mortgage with Barclays for my property in Broxbourne. Conveyancing was finalised 12 months 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 Barclays?

Your original mortgage agreement with Barclays will provide that you need their approval prior to letting out your property as this is likely to be a breach of Barclays’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 Barclays directly. You need not do this via a Barclays conveyancing panel lawyer.

I was told three weeks ago that my mortgage has been agreed to by Clydesdale. Is it usual for Clydesdale to only issue the offer once my solicitor in Broxbourne is approved on their conveyancing panel? Clydesdale have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.

I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a straight forward, no chain conveyancing. Broxbourne is the location of the property. Is there any guidance you can impart?

Flying freeholds in Broxbourne are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Broxbourne 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 Broxbourne may decide 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 property.

I am thinking of appointing a conveyancing solicitor in Broxbourne for my remortgage. Is there any facility to see a firm’s complaints history with the legal regulator?

Anyone can search for documented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training reasons.

My mum and dad are unable to locate their Broxbourne land registry title on the site. They have a vague memory 50 years ago when they bought the house there were complications concerning the address not being recognised in some systems.

Nearly all properties in Broxbourne should appear. Have you tried a search to simply the postcode. Ordinarily it should reveal all the premises within the postcode. Where recorded it will show up with a title number. If they bought 48 years ago it's conceivable it may be unregistered. The address might still be revealed but with the title number identified as 'na'. In this scenario you will need to locate the original title papers which might be with your parent’s lender.