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Recently asked questions about conveyancing in Henbury

Having been referred to your web site we were going to use a conveyancing solicitor in Henbury endorsed by you but have come across some other costs illustrations on the internet look less pricey – how come?

You can find numerous conveyancing organisations advertising alleged cheap conveyancing, but additionalcosts result in the final invoice totally different to the one you expected. Solicitors ought to ensure fees listed in terms of engagement should be equitable invoiced The solicitors that we put forward for conveyancing in Henbury set out all charges for the property you intend tobuy.

In what way does my ID and proof of funds have anything to do with my conveyancing in Henbury? Is this really warranted?

Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to check the ID of the person or body they are dealing with prior to agreeing to accepting their conveyancing instruction. The Client Care letter that you are required to sign will no doubt reaffirm this. Your lender will also require certain documents to be viewed. Where you refuse to supply ID verification documents, your conveyancer will not be able to take you on as a client.

I got the keys to my apartment on 10 April and my personal details is not yet registered. Need I be worried? My conveyancing solicitor in Henbury expressed confidence that it will be dealt with in less than a month. Are transfers in Henbury particularly slow to register?

As far as conveyancing in Henbury is concerned, registration is no faster or slower than the rest of the country. Rather than based on location, timescales can vary according to the party submitting the application, whether there are errors and whether the Land registry must send notices to any 3rd parties. Currently in the region of 80% of submission are fully addressed in less than three weeks but occasionally there can be longer hold-ups. Historically registration occurs after the new owner is living at the property therefore post completion formalities is not always top priority but if there is a degree of urgency associated with the registration then you or your solicitor can communicate with the Registry to express the reasoning for the application to be prioritised.

What are the frequently found defects that you come across in leases for Henbury properties?

Leasehold conveyancing in Henbury is not unique. Most leases are drafted differently and legal mistakes in the legal wording can result in certain sections are wrong. The following missing provisions could result in a defective lease:

    A provision for the recovery of money spent for the benefit of another party. A provision to repair to or maintain parts of the property

You will encounter difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Nationwide Building Society, Chelsea Building Society, and Bank of Ireland all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, obliging the buyer to withdraw.

Henbury Leasehold Conveyancing - Sample of Queries before Purchasing

    How much is the annual service fee and ground rent? Most Henbury leasehold flats will incur a service charge for maintenance of the block set on behalf of the freeholder. Where you buy the apartment you will have to pay this contribution, usually quarterly during the year. This could vary from several hundred pounds to thousands of pounds for large purpose-built buildings. There will also be a ground rent for you to pay annual, ordinarily this is not a exorbitant figure, say about £25-£75 but you need to check it because on occasion it could be many hundreds of pounds. In the main the outlay for major works are not incorporated into the service charges, although there some managing agents in Henbury ask leaseholders to pay into a sinking fund created for the specific intention of establishing a fund for larger repairs or maintenance.

The property lawyers conducting our conveyancing in Henbury has sent documents to review that reveal that the land is unregistered with epitome documents. How can it be that the property not currently recorded at HMLR?

Over ninety percent of property in Henbury is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Plenty of Henbury conveyancing practitioners will be familiar with such matters but where uncertainty exists the usual recommendation these days seems to be for the seller to register it first and thereafter deal with the dispose of the property to the purchaser - this can though naturally cause a significant delay.

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