I am in need of a property lawyer. Do I opt for a web based conveyancer as opposed to a high street Henlow conveyancing solicitor?
In the main conveyancing solicitors in your area will have strong connections with your local authority, which can assist with your Henlow conveyancing searches that your lawyer will require on your transaction. It also helps if they enjoy existing relationships with the Land Registry covering your area Henlow, other lawyers in the location and Henlow property agents.
We just had an offer accepted to purchase with Coventry BS. I popped in a few local solicitors yet am unable to find a Henlow conveyancing firm on the Coventry BS panel. Can you help?
Feel free to make the most of the find a conveyancing panel solicitor tool on this page. Pick the building society and type Henlow or your location and you will be presented with numerous solicitors offices in Henlow or nearest you.
My aunt advised me that in purchasing a property in Henlow there may be various restrictions prohibiting external changes to a property. Is this right?
We are aware of a number of properties in Henlow which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Henlow should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I recently had an offer agreed on a house in Henlow. My financial adviser suggested a property lawyer. I paid an upfront payment of £175. Shortly after, the solicitor called me sheepishly admitting that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My sealed bid on a house in Henlow has been agreed to, but there is a chain. The owners have placed an offer on somewhere, but it’s not been accepted yet, and are looking at other apartments booked. I have instructed a local conveyancing solicitor in Henlow. What do I do now? When should I get the mortgage application with Yorkshire BS started?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then survey, Henlow conveyancing search charges, etc). First, you must ensure that your solicitor is on the Yorkshire BS conveyancing panel. Concerning the subsequent phase this very much depends on the uniqueness of your case, desire for the property and on the state of the market. In a rising market some home buyers would apply for a home loan with Yorkshire BS and pay for the valuation and only if it was satisfactory would they request their solicitor to proceed with searches.
Should my solicitor be raising questions concerning flooding as part of the conveyancing in Henlow.
Flooding is a growing risk for solicitors conducting conveyancing in Henlow. There are those who purchase a house in Henlow, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Solicitors are not best placed to offer advice on flood risk, however there are a numerous searches that may be undertaken by the purchaser or by their conveyancers which should figure out the risks in Henlow. The conventional set of property information forms given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the seller to determine if the premises has ever been flooded. If the residence has been flooded in past which is not notified by the vendor, then a purchaser could commence a legal claim for losses as a result of such an incorrect answer. A purchaser’s solicitors will also carry out an enviro search. This will disclose if there is a recorded flood risk. If so, further investigations will need to be made.
I am on look out for some leasehold conveyancing in Henlow. Before diving in I would like to find out the unexpired term of the lease.
If the lease is registered - and 99.9% are in Henlow - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I own a studio flat in Henlow, conveyancing having been completed December 2010. Can you work out an approximate cost of a lease extension? Equivalent properties in Henlow with an extended lease are worth £255,000. The average or mid-range amount of ground rent is £45 levied per year. The lease runs out on 21st October 2098
With 73 years left to run we estimate the price of your lease extension to range between £8,600 and £9,800 plus costs.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.
Me and my husband have just had an offer accepted on a apartment and had an appointment on Monday with HSBC for the mortgage. They warned me that when it comes to selecting a property lawyer that unless they are on their approved panel of conveyancing practitioners then we will have to pay out an extra fee of about two hundred pounds. This is is due to the fact that they will then have to instruct a solicitor to act on their behalf as well as the one we select for ourselves and we assume responsibility for their costs. I have requested HSBC to supply me with a list so I can obtain estimates only from their approved lawyers but was told that I need to check with each individual lawyer to see if they are on the panel. Is there a list online?
You can enquire of HSBC what their panel criteria is for a conveyancer.Then ask the solicitor of your choice whether they meet the criteria and have they acted on mortgages for HSBC before. Where the answer to those is yes, then just double check with HSBC. Alternatively please utilise our search facility and we may be able to identify a property lawyer in Henlow on the approved list for HSBC.