I am hoping to receive a mortgage with Nat West. I hope to employ the services of a Licensed Conveyancer in Henlow. Does the Nat West Conveyancing panel include conveyancers regulated by the CLC?
The Nat West approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I am buying a semi-detached house in Henlow. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Henlow you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Henlow.
Me and my partner are buying a apartment in Henlow. I might seem paranoid but how we can trust a conveyancer? On completion day we have to deposit funds into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Forgive me if this question is silly but I am new to the home moving as FTB of a ground floor flat in Henlow. Do I pick up the keys to the property on completion from my solicitor? If so, I will use a High Street conveyancing solicitor in Henlow?
On the day of completion you will not be required to go to the conveyancers office in Henlow. Your solicitors will arrange to send the completion advance to the seller's lawyers, and once they have received this, you will be invited to receive the keys from the Estate Agents and start moving into the property. Usually this occurs between 1 and 3pm.
I have paid off my mortgage with TSB. I assume I don't need a Henlow conveyancing practitioner on the TSB panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
five months have gone by following my purchase conveyancing in Henlow took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. 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 premises 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.
We're FTB’s - agreed a price, yet the estate agent told us that the vendor will only move forward if we appoint the agent's recommended solicitors as they want an ‘expedited deal’. Our preferred option is to instruct a local solicitor used to conveyancing in Henlow
We suspect that the owner is unaware of this demand. Should the vendor desire ‘a quick sale', alienating a genuine purchaser is counter productive. Bypass the agents and go straight to the owners and make the point that (a)you are genuine buyers (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you will continue to use your preferred Henlow conveyancing solicitors - not the ones that will give the estate agent a kickback or achieve conveyancing targets pre-set by senior management.
What are your top tips when it comes to appointing a Henlow conveyancing firm to deal with our lease extension?
If you are instructing a property lawyer for your lease extension (regardless if they are a Henlow conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with two or three firms including non Henlow conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:
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How experienced is the firm with lease extension legislation?
Leasehold Conveyancing in Henlow - A selection of Questions you should consider Prior to Purchasing
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The answer will be helpful as a) areas could cause problems in the block as the common areas may begin to deteriorate if maintenance remain unpaid b) if the leasehold owners have a dispute with the running of the building you will wish to have full disclosure Is anyone aware of any major works on the horizon that could increase the service fees? Where a Henlow lease has fewer than 80 years it will affect the marketability of the property. Check with your lender that they are willing to to proceed given the lease term. Leases with less than 80 years remaining means that you will most likely have to extend the lease at some point and it is worth finding out how much this will be. Remember, in most cases you would need to own the property for 24 months before you are entitled to extend the lease.