In the event thatI was to purchase a freehold homein Henlow mortgage fee and have no survey and no local authority searches how much would I expect to have to pay for conveyancing in Henlow?
The sole reduction in fees you would achieve is the disbursement for searches. A conveyancing practitioner is required to do the vast majority of work - money laundering, correspond with your vendors property lawyer, stamp duty submission, register the property etc. A slight saving might be made by not needing to register a mortgage however it will not be significant.
Finally the sale completed on my house in Henlow last July yet the purchaser is calling me to say his conveyancer needs to hear from mylawyer. What are the post completion sale legalities now that I have sold?
Post completion of your sale your solicitor should send the transfer documentation and all additional paperwork to the purchaser's lawyers. Where relevant, your lawyer should also send confirmation that the legal charge in favour of the lender has been redeemed to the purchasers conveyancers. There is unlikely to be post completion steps unique to conveyancing in Henlow.
I just acquired a property at auction in Henlow. Conveyancing is required. What are my next steps?
Now that you are to all intents and purposes signed on the dotted line you now have to instruct a conveyancing practitioner soon as you now have a pending a drop dead date to complete the conveyancing. All auction property will have an associated auction set of papers. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You must hand this to the conveyancer working for you ASAP. Do make sure that your finances are organised to complete the transaction on the set completion date.
My conveyancer has informed me that missing deeds insurance is needed on my purchase. What is the level of cover for Henlow conveyancing?
The right level of missing deeds indemnity insurance depends on who your lender is. It would differ for example between Yorkshire Building Society and Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such policies.
The mortgage over my property is with Barclays for my property in Henlow. Conveyancing was finalised a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays?
Your original mortgage agreement with Barclays will provide that you need their approval prior to renting your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. You need not do this via a Barclays conveyancing panel solicitor.
I own a 4 bedroom Georgian property in Henlow. Conveyancing solicitor acted for me and Barclays . I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold with the matching address. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Henlow and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing practitioner who conducted the work.
I have just started marketing my basement flat in Henlow. Conveyancing lawyers have not yet been instructed, but I have just had a quarterly maintenance charge demand – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should pay the invoice as normal because all ground rent and maintenance payments should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I am the registered owner of a 2 bed flat in Henlow, conveyancing having been completed 3 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Henlow with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease runs out on 21st October 2074
With just 53 years remaining on your lease we estimate the price of your lease extension to range between £27,600 and £31,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.
The lawyers handling our conveyancing in Henlow has sent papers to review that reveal that the land is unregistered with epitome documents. Surely all properties in Henlow are registered?
Although the vast majorities of properties in Henlow are now registered with HMLR there are still a few that remain unregistered. Any property in Henlow that has been purchased since the late 1980’s will have been registered at the HM Land Registry under the compulsory ‘first registration’ scheme. However, if a Henlow property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Plenty of Henlow conveyancing lawyers will be able to handle this type of conveyancing but in the event that uncertainty exists the standard advice these days appears to be for the seller to undertake the registration formalities first and thereafter sell - this will have a knock on effect to result in a significant delay.