I am not in a position to travel far from Henlow. Please spell out why all Henlow lawyers are not on all bank panels?
Even though it may seem unfair for banks to limit who can represent them, from the public’s or lawyer’s standpoint, the the contrary view is that banks are increasingly anxious and feel it necessary to protect them against illegal activities. As a result of this concern lenders have reduced their conveyancing panel to a size that they are happy to control.
It is 10 years ago since I purchased my property in Henlow. Conveyancing solicitors have just been appointed on the sale but I can't find my deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly the deeds may be retained by the mortgage company or they may be archived with the lawyers who acted in the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring current official copies of the land registers. Most conveyancing in Henlow relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.
My wife and I have a 4 bedroom Georgian house in Henlow. Conveyancing practitioner acted for me and TSB. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold with the matching address. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Henlow and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing practitioner who conducted the conveyancing.
My father-in-law has recommend that I use his conveyancing solicitors in Henlow. Do I follow his advice?
No doubt it’s preferable to find a conveyancing lawyer is to get recommendations from friends or family who have previously instructed the conveyancer that you are are thinking of instructing.
I have just started marketing my basement flat in Henlow.Conveyancing lawyers have not yet been instructed however I have recently received a half-yearly maintenance charge demand – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should discharge the invoice as usual because all ground rent and maintenance invoices will 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 managing agents 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