I sincerely hope you can help me. My Henlow conveyancer is informing me me that he has toorder Henlow conveyancing searches asthe firm are on the Nat Westconveyancing panel. Do I not have any say here?
Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with a mortgage company your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Henlow conveyancing searches.
I am buying a semi-detached house in Henlow. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Henlow you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Henlow.
What is the difference between a licensed conveyancer and conveyancing solicitor in Henlow
There are two types of lawyers who can execute conveyancing in Henlow namely licenced conveyancers or solicitors. Both professionals administer conveyancing services that required to complete the disposal or acquisition of property. They are both required to execute Henlow conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be professionally carried out and that the requisite procedures will be accurately attended to.
Forgive me if this question is silly but I am wet behind the ears as FTB of a garden flat in Henlow. Do I collect the keys to the premises on the completion date from my conveyancer? If so, I will use a local conveyancing solicitor in Henlow?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the owner’s conveyancers, and once they have received this, you should be invited to receive the keys from the selling Agents and move into your new home. Usually this occurs between 1 and 3pm.
About to purchase maisonette in Henlow. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Henlow conveyancing practitioner is on the Leeds Building Society conveyancing panel.
I have been told that property searches are the number one reason for delay in Henlow conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays during the legal transfer of property. Local searches are not likely to feature in any holding up conveyancing in Henlow.
four months have elapsed following my purchase conveyancing in Henlow took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.