I selected a high street firm for our conveyancing in Henlow recently. After carefully reading the Terms and Conditions I noteI am on the hook for costs even where the transaction does not complete. Should I go with them or select an on-line conveyancing company who offer no move no charge conveyancing in Henlow?

Generally there is a concession along the lines that if "No Completion No Fee" is offered then the conveyancing charges will generally be uplifted to cover the transactions that fail to complete. Dont forget that these deals generally do not cover disbursements by way of example Henlow conveyancing search costs.

This question may be naive but I am unseasoned as a first time buyer of a garden flat in Henlow. Do I receive the keys to the property on the completion date from my lawyer? If so, I will appoint a local conveyancing solicitor in Henlow?

On the day of completion you do not need to go to the conveyancers office in Henlow. Your solicitors will arrange to send the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you should be invited to receive the keys from the property Agents and start moving into the property. Usually this occurs early afternoon.

I am purchasing a property in Henlow. One unusual aspect is that the roof has a solar panel. Skipton have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Skipton your lawyer must follow the formal instructions outlined in Section two of UK Finance Lenders’ Handbook for Skipton. The CML Handbook contains minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Skipton where a lease does not comply with these conditions. The specifications relate to the installation of panels on properties countrywide and is not restricted to Henlow.

I have paid off my mortgage with Lloyds. I assume I don't need a Henlow solicitor on the Lloyds panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Lloyds has sent the Land Registry the discharge electronically, and
3. Lloyds has instructed the Land Registry to do so

I am intent on selling our home in Henlow and according to the buyers it appears that there is a risk of it being built on contaminated land. Any high street Henlow conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed a factory type conveyancing outfit as opposed to a conveyancing solicitor in Henlow. We have lived in Henlow for three years we know of no issue. Do we get in touch with our local Authority to obtain clarification that there is no issue.

It sounds as though you may have a conveyancing solicitor already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

Just had an offer accepted on a new build apartment in Henlow. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Henlow

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

What is the difference between surveying and conveyancing in Henlow?

Conveyancing - in Henlow or elsewhere - is the legal term given to transferring legal title of property from one person to another. It therefore includes the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re intending to buy and will help you discover the condition of the building and, if there are problems, give you a powerful reason for negotiating the purchase price down or asking the seller to remedy the defects prior to you move in.