Having been told to check out your company we were about to go ahead with a conveyancing solicitor in Henlow recommended by you but stumbled across some other quotes via the web seem less pricey – why is this?
There are hundreds of solicitors marketing at first sight what seems to be cut price. We would encourage you to think long and hard as to how important this transaction is to you that you are willing to be penny wise pound foolish over the standard of the conveyancing. Many of them list a budget fee to tease you but bury supplemental fees in the fine print..
Please help. My Henlow solicitor is assuring me that she is duty bound toapply for Henlow conveyancing searches asthe firm are on the Lloydsapproved lawyer panel. Is my solicitor correct?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a lender your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Henlow conveyancing searches.
A colleague informed me that in purchasing a property in Henlow there could be various restrictions prohibiting external changes to the property. Is this right?
We are aware of anumerous of properties in Henlow which have some sort of restriction or requirement of consent to perform external changes. 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.
We previously instructed solicitors locally in Henlow on the UBS solicitor panel. They are now charging me a separate amount for the legal aspects of the UBS mortgage. Is this a supplemental conveyancing fee specified by UBS?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your lawyer may levy a fee for this. The charge is not set by UBS but by your Henlow property lawyer. Some firms on the UBS panel will quote an ‘acting for lender’ fee and others do not.
I am selling my apartment. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, UBS are being difficult. The Henlow solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
My business partner and I are wishing to take over a lease of an office on a shopping parade. Can you recommend lawyers offering competitive costs for non-domestic conveyancing in Henlow for under £1,200?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Henlow, including the disposal and acquisition of businesses as well as simply premises. Whether you are hoping to buy or dispose of a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right firm. As for the charges these will vary based on the structure and complexity of the proposed transaction. Please provide us with your contact information or call us so that we may provide you with comprehensive commercial conveyancing quote.
Last September I purchased a leasehold house in Henlow. Do I have any liability for service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Henlow Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying
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You should be aware that where the lease has less than 80 years it will affect the salability of the apartment. Check with your mortgage company that they are happy with residual term of the lease. A short lease means that you will almost definitely have to extend the lease at some point and you need to have some idea of how much this will be. For most Henlowlease extensions you will be required to have owned the premises for two years in order to be entitled to extend the lease. The best form of lease arrangement is a share of the freehold. In this situation the leaseholders benefit from being in charge if their destiny and although a managing agent is often employed if the building is larger than a house conversion, the managing agent is directed by the tenants. Best to be warned if changing the roof or some other major work is pending to be shared by the leaseholders and may well dramatically impact the level of the service charges or necessitate a specific invoice.
What type of property do your Henlow conveyancing estimates relate to?
Our conveyancing quotes are only appropriate to standard domestic premises in England & Wales. If you have any different requirements for instance industrial or agricultural property or commercial conveyancing in Henlow please telephone us to discuss this further .