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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.

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Recently asked questions about conveyancing in Henbury

I am in need of a conveyancer. Should I go for for an online conveyancer rather than a local Henbury conveyancing solicitor?

In the main conveyancing practitioners in your location will benefit from excellent connections with your local authority, which could help with the Henbury conveyancing searches that your solicitor will inevitably need. It can only help if they enjoy existing connections with the Local Land Registry Office your area Henbury, other conveyancers in the neighbourhood and Henbury Estate Agents.

Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who conducted the conveyancing in Henbury 4 years ago no longer exist. What do I do?

Assuming the title is registered the details of your ownership will be documented by HMLR under a Title Number. It is possible to carry out a search at the Land Registry, locate your property and secure up to date copies of the property title for a small fee. If the property is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.

I am buying my first flat in Henbury with a loan from Accord Mortgages Ltd. The sellers would not reduce the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not to tell my lawyer about the deal as it may impact my mortgage with the bank. Should I keep quiet?.

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.

I have been on the look out for a ground for flat up to £245,000 and identified one near me in Henbury I like with open areas and station nearby, the downside is that it only has 61 years on the lease. There is not much else in Henbury for this price, so just wondered if I would be making a grave error purchasing a short lease?

If you need a mortgage that many years will be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.

I have just appointed agents to market my garden flat in Henbury. Conveyancing lawyers have not yet been instructed, however I have just received a quarterly maintenance charge demand – should I leave it to the buyer to sort out?

The sensible thing to do is discharge the service charge as usual as all rents and maintenance charges should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless 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.

Henbury Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing

    You should be aware if it is no more than 80 years it will impact the marketability of the apartment. Check with your mortgage company that they are content with the length of the lease. A short lease means that you will most likely have to extend the lease sooner rather than later and it is worth discovering what this will be. Remember, in most cases you will need to own the property for 24 months before you are legally able to extend the lease. You will want to discover as much as possible about the managing agents as they will impact your use and enjoyment of the property. Being a leasehold owner you are often at the mercy of the managing agents both financially and when it comes to day to day matters like the tidiness of the common parts. Ask other tenants if they are happy with them. Finally, find out the dates that the maintenance fees are due to the managing agents and specifically what you get for your money. How much is the service charge and ground rent on the flat?

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