When it comes to lenders such as RBS, do Waltham Cross property lawyers have to pay a fee to be on the list of approved solicitors?

We are not aware of any mortgage company fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Clydesdale are being a right pain. The Waltham Cross solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?

It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Lloyds have agreed my home loan in principle, my offer on a apartment in Waltham Cross has been agreed to, what are the next steps?

Your property agent will need to be informed of your lawyer's details (ensure that the conveyancers are on the bank’s panel). Contact Lloyds or your financial adviser and finalise any outstanding paperwork. Lloyds will sellect a valuer who will get in touch with the selling agent or vendor to arrange an appointment. Once carried out (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Lloyds will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Waltham Cross.

I am buying a property and the conveyancer has raised the issue of Chancel Repair for which the house could be obligated to pay because it falls into the area of such a church. She has suggested insurance. Is this really warranted for conveyancing in Waltham Cross

Unless a previous purchase of the premises completed after 12 October 2013 you could expect lawyers conducting conveyancing in Waltham Cross to continue to propose a a chancel search and or chancel repair liability insurance.

I'm purchasing a new build house in Waltham Cross with the aid of help to buy. The developers would not move on the amount so I negotiated £7000 of extras instead. The house builders rep told me not reveal to my solicitor about the deal as it may put at risk my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I have been on the look out for a flat up to £195,000 and identified one near me in Waltham Cross I like with amenity areas and railway links nearby, the downside is that it only has 51 years unexpired on the lease. I can't really find anything else in Waltham Cross for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you require a home loan the remaining unexpired lease term will likely be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.

In searching the web for the term on line conveyancing in Waltham Cross it brings up many solicitorslocally. How do I determine which is the suitable conveyancing solicitor for my move?

The ideal method of finding a suitable conveyancer is via personal referral, so seek the opinion of friends and family who have purchased a property in Waltham Cross or the respected estate agent or mortgage broker. Costs for conveyancing in Waltham Cross vary, so it's sensible to obtain at least three fee calculations from different law firms. Be sure to obtain confirmation that the fees are fixed.