We chose a high street lawyer for our conveyancing in Henlow last week. Upon checking the terms of engagement I notewe are responsible for charges even if the dealdoes not proceed. Would I be best advised to instruct a web based conveyancing company promising no completion no cost conveyancing in Henlow?
Generally there is a concession along the lines that if "No Sale No Fee" is available then the conveyancing charges will generally be uplifted to neutralise those transactions that abort. Dont forget that such offerings rarely cover expenses e.g. Henlow conveyancing search charges.
Our Henlow solicitor has uncovered a discrepancy between the surveyor’s assumptions in the valuation report and what is revealed within the conveyancing documents. My lawyer has advised that he needs to ensure that the lender is happy with this discrepancy and is content to go ahead. Is my solicitor’s stance legitimate?
Your solicitor must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I have been recommended a conveyancing solicitor in Henlow. I I would like to check whether they are accepted on the Skipton Building Society conveyancing panel. Can you assist?
You should call your solicitor and ask them if they are on the lender panel. Otherwise you should call Skipton Building Society who may be able to assist.
is it true that all Henlow solicitor firms on the Barclays conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Barclays conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Some mortgage companies do list licenced conveyancers on their panel and in that case the organisation would be regulated by the CLC.
We previously instructed conveyancers with offices in Henlow on the Kent Reliance solicitor approved list. They are now charging me a further fee for handling the Kent Reliance mortgage. Is this an additional conveyancing fee specified by Kent Reliance?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your lawyer is entitled to levy a fee for this. This fee is not set by Kent Reliance but by your Henlow conveyancer. Some firms on the Kent Reliance panel will quote ’dealing with mortgage’ fee and others do not.
My offer was accepted on a house in Henlow on 9/10/2025, valuation was booked 3 days later, all came back fine. Solicitor instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Bank of Ireland and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Bank of Ireland conveyancing panel. Are Bank of Ireland entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one close by in Henlow I like with amenity areas and station in the vicinity, however it only has 52 years on the lease. I can't really find anything else in Henlow for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a mortgage the shortness of the lease may be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.