My fiance and I are intent on acquiring a maisonette in Henlow. My Conveyancer has never been on on the bank solicitor panel. Can I still appoint my Henlow conveyancing solicitor even though they are not on the bank approved list?
You will need to have a conveyancing practitioner to deal with the legal work required when you take out a mortgage to purchase your home. They will carry out all the appropriate investigations on the property, ensuring that you’re registered as proprietor and ensure that all the required mortgage paperwork is in place. You could select a Henlow lawyer of your choosing. Nevertheless, where the conveyancer appointed is not a member of the lender conveyancing panel further charges will be levied as separate legal representation will be required by them. Conveyancing panel applications can be submitted, so where your lawyer has not historically applied for membership they should take the opportunity to apply.
My wife and I buying a 4 bedroom semi-detached house in Henlow. The intention is to convert the garage to an office at the property.Will legal work on the property include investigations to ascertain if these alterations are prohibited?
Your property lawyer will check the deeds as conveyancing in Henlow will occasionally identify restrictions in the title deeds which restrict categories of works or necessitated the permission of another owner. Some additions require local authority planning permissions and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these things with a surveyor prior to committing yourself to a purchase.
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Henlow property lawyer on the Principality panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in Henlow. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to have this when acquiring a residence in Henlow? or I am told that there is historic law that could mean that house owners residing in a parish church boundary will be compelled to contribute towards repairs to the chancel in proximity to the church. Is this suitable for conveyancing in Henlow?
Unless a previous purchase of the house took place after 12 October 2013 you may expect conveyancing practitioners conducting conveyancing in Henlow to remain recommending a chancel search and or insurance against a claim.
About to purchase a new build flat in Henlow. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Henlow
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
How do I use your search facility to get a fee calculation from a conveyancing lawyer in Henlow on the panel for my lender?
1st pick a lender such as Lloyds TSB Bank, Chelsea Building Society or Britannia then choose your preferred area e.g. Henlow. Conveyancing practices in Henlow and further afield will then be shown.
I’m about to sell my garden apartment in Henlow.Conveyancing has not commenced but I have just received a quarterly service charge invoice – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should discharge the invoice as usual because all rents and maintenance payments should be apportionedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment 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