Willusing a Henlow conveyancing firm make the legal process smoother?
Henlow is a unique place, where regional experience is a significant benefit. The laid-back lifestyle has it’s attractions – just not when it comes to your house move. The solicitors that we recommend providing exhaustive Henlow insight with a professional, hands-onapproach that helps the conveyancing to progress without delay. It will certainly help that they enjoy good connections with mortgage brokers, search providers, surveyors and counterpart Henlow conveyancing firms
It is a dozen years since I purchased my property in Henlow. Conveyancing solicitors have just been appointed on the sale but I am unable to locate my deeds. Is this a problem?
You need not be too concerned. First there is a possibility that the deeds will be kept by the mortgage company or they could be in the possession of the conveyancers who oversaw the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Nearly all conveyancing in Henlow relates to registered property but in the unlikely event that your home is not registered it is more of a problem but is resolvable.
We are selling our home in Henlow. Will my solicitor have to be on the RBS conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the RBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently in recent years.
There are a variety of conveyancing solicitors in Henlow but how do I know who I should use?
We would encourage you not to base your choice on the cheapest Henlow conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
We have agreed to purchase a house in Henlow. A rare aspect is that the roof has a solar panel. Leeds Building Society have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Leeds Building Society your lawyer must comply with the conveyancing requirements outlined in Section two of UK Finance Lenders’ Handbook for Leeds Building Society. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Leeds Building Society where a lease does not meet these conditions. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Henlow.
I can not work out if my mortgage offer requires a lease extension. I have telephoned my Henlow bank branch on a couple of occasions and was told it does not impact the mortgage offer and they would lend. My Henlow conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend based on their published requirements. Who do I believe?
As long as the conveyancing practitioner is on the mortgage company panel, she or he must adhere to the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am buying a new build house in Henlow with a loan from Barclays Direct. The developers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The property agent advised me not disclose to my conveyancer about the deal as it would jeopardize my mortgage with Barclays Direct. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
How does the Landlord & Tenant Act 1954 impact my commercial property in Henlow and how can you help?
The particular law that you refer to provides a safeguard to business tenants, granting the dueness to make a request to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Henlow is one of the numerous locations in which our lawyers are based