Can you clarify what the consequences are if my solicitor is removed from the Solicitor panel ahead of completing my conveyancing in Broxbourne?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

five months have elapsed since my purchase conveyancing in Broxbourne took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Broxbourne. Conveyancing is necessary evil 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.

Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Broxbourne

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants.

Due to the advice of my in-laws I had a survey completed on a house in Broxbourne ahead of instructing conveyancers. I have been told that there is a flying freehold aspect to the property. The surveyor has said that some lenders may refuse to give a loan on such a house.

It depends who your proposed lender is. Lloyds has different instructions for example to Halifax. Should you wish to call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Broxbourne. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Broxbourne to see if the conveyancing costs will increase in light of this.

What tools are available to search for a Broxbourne law firm on the conveyancing panel? I have a car and am happy to travel upto 25miles to meet the conveyancer.

You can use the tool on this page. Please pick a lender and your location and you will see a number of Broxbourne conveyancing lawyers locally. We have listed some Broxbourne conveyancing firms at the bottom of this page and you can ring them to verify if they are on the member panel