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Find a Henbury Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Henbury? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Henbury conveyancing at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Henbury conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Henbury

My conveyancer has identified a a problem with the lease for the apartment we are purchasing in Henbury. The other side have suggested title insurance as a solution. We are content with insurance and will cover the costs. Our lawyer has advised that he must check that the lender is content with this solution. Are we the client or is the lender?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.

We have a mortgage agreed in principle with Yorkshire BS. Henbury conveyancing lawyers are appointed. How long does it take for Yorkshire BS to issue the offer to the conveyancing practitioner?

Some lenders take longer than others. Have Yorkshire BS completed the survey? Have you advised Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am selling my flat. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, HSBC are being problematic. The Henbury solicitor who is on the HSBC conveyancing panel is happy to accept ‘lack of building regulation’ insurance but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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.

Planning on purchasing a house in Henbury. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Henbury conveyancer is on the UBS conveyancing panel.

I've recently found out that there is a flying freehold issue on a house I have offered on last month in what should have been a straight forward, no chain conveyancing. Henbury is where the house is located. Is there any guidance you can impart?

Flying freeholds in Henbury are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Henbury you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Henbury may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I have just appointed agents to market my basement flat in Henbury. Conveyancing is yet to be initiated, however I have recently had a quarterly maintenance charge demand – what should I do?

Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as normal as all rents and service payments should be apportioned on completion, so you should recover the relevant percentage by the purchaser 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. Having a clear account will assist your cause and will leave you no worse off financially.

I inherited a studio flat in Henbury, conveyancing formalities finalised in 2011. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Henbury with a long lease are worth £176,000. The average or mid-range amount of ground rent is £50 levied per year. The lease finishes on 21st October 2104

You have 80 years unexpired we estimate the price of your lease extension to span between £7,600 and £8,800 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.

Your search tool is useful but there are many lawyers listed near Henbury being on the mortgage company conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for our mortgage company?

We are not in the business of recommending one firm above another as the right Henbury conveyancing firm for you depends on where your priorities lie. For example you may require a local firm with Henbury knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..

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Find out more about how flying freehold can affect your the value of a property.