Can the conveyancing solicitors that you recommend execute attended exchange conveyancing in Henlow?
There are a few conveyancing specialists carrying out one day exchanges. Please call us to receive a conveyancing quote and details as to availability.
The Henlow conveyancing solicitors that I appointed last week on my house acquisition in Henlow have without warning closed. I only went with them because I had to have a lawyer on the Leeds Building Society conveyancing panel and my preferred Henlow lawyer was not. I cut them a cheque for £250 in advance. What are my options?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Leeds Building Society conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Henlow?
There are two types of lawyers who can carry out conveyancing in Henlow namely licenced conveyancers or solicitors. Both professionals administer the legal services that required to complete the sale or purchase of property. They are both required to perform Henlow conveyancing to the same quality and guidelines so you may be sure that your conveyancing will be professionally conducted and that the requirements and steps will be accurately attended to.
I am the only recipient of my late mum's will with all property in now in my sole name, including the my former home in Henlow. Conveyancing formalities meant that the Land Registry date was in January. I now wish to sell up. I understand that there is a CML six month 'rule', meaning my property ownership could be considered the same way as if I'd bought the property in January. Will no one buy the property for half a year?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. How sensible a view lenders take of it, depend on the mortgage company as this provision is chiefly there to capture subsales or the quick reselling of property.
It is not clear whether my mortgage offer requires a lease extension. I have called into my local Henlow bank branch on numerous occasions and was reassured it wasn't an issue and they will lend. My Henlow conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their specific requirements. Who do I believe?
The conveyancing practitioner must follow the CML Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
My husband and I are a fortnight into a residential purchase having been directed to solicitors by the selling agent to execute conveyancing in Henlow. I am not happy. Could you help me find new lawyers?
They would have to be very bad to suggest diss instructing them. Has your mortgage offer been sent? If so you need to make them aware of the new contact details and ensure the mortgage documents are re-issued. The conveyancer needs to be on the mortgage company approved list to avoid escalating charges and delays. So that should be your first question of the new lawyers. The search tool should help you find a bank approved solicitor for your conveyancing in Henlow
There are a number of houses in Henlow on unadopted lanes. My wife and I are buying one such property. What are the pros and cons of purchasing a property on a private road?
Henlow conveyancing firms will be used to transacting houseson unadopted roads. The conveyancer will investigate title to find any rights or liabilities. It is possible that there is a residents association that proprietors pay into for the upkeep of the road. If there is one, the road will likely be maintained and appear nicer than council owned.