We opted for a high street firm for our conveyancing in Henlow recently. Reviewing the terms of engagement I notewe are liable for charges even where the conveyance does not complete. Would I be best advised to instruct an internet firm who offer no completion no cost conveyancing in Henlow?
It is usually ‘give and take’ in that if "No Completion No Fee" is offered then the fee levels will tend to be be uplifted to offset the conveyances that do not go ahead. Dont forget that such offerings rarely protect you from expenses e.g. Henlow conveyancing search costs.
Our nephew is about to exchange on a newly built flat in Henlow with a mortgage from Skipton. His solicitor has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Skipton conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Skipton conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My conveyancer has informed me that lack of right of way insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Henlow?
The right level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between Barclays and Skipton Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
I am selling my flat. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Kent Reliance are being problematic. The Henlow solicitor who is on the Kent Reliance conveyancing panel is recommending indemnity insurance as a solution but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
Coventry BS have agreed my mortgage in principle, my offer on a apartment in Henlow has been accepted, now what?
Your estate agent will need to be advised as to your solicitor's details (make sure the conveyancers are on the lender’s approved list). Telephone Coventry BS or your broker and finalise any relevant documentation. Coventry BS will instruct a valuer who will get in contact with the selling agent or owners to book an appointment. Once conducted (assuming no problems) it takes on average a fortnight to get a mortgage offer. Coventry BS will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Henlow.
Should my solicitor be raising enquiries concerning flooding as part of the conveyancing in Henlow.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Henlow. Some people will buy a house in Henlow, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Lawyers are not qualified to offer advice on flood risk, however there are a various checks that may be undertaken by the purchaser or by their lawyers which can figure out the risks in Henlow. The standard information given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the seller to find out if the property has suffered from flooding. If flooding has previously occurred and is not notified by the owner, then a buyer may commence a claim for damages stemming from an inaccurate response. A purchaser’s conveyancers will also conduct an environmental search. This will higlight whether there is a recorded flood risk. If so, additional investigations will need to be conducted.
I am purchasing a new build house in Henlow benefiting from help to buy. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not inform my lawyer about this side-deal as it would affect my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Is it possible to swap firm as I have to instruct a firm on the Bank of Ireland conveyancing panel. I was using a local conveyancing solicitor in Henlow five minutes from me but he is not approved by Bank of Ireland
We will our best to assist in finding you a conveyancing solicitor in Henlow on the Bank of Ireland panel. Please note that the solicitors that we list do not pay us fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Henlow. In utilising the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Henlow.