I am buying a garden flat in Henlow. How practical is it for me to do the conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Henlow you will have to appoint a solicitor on your lender'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.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Henlow?

Two types of professional can perform conveyancing in Henlow namely licenced conveyancers or solicitors. Both professionals provide conveyancing services that required to complete the sale or acquisition of property. Both are duty bound to carry out Henlow conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be professionally carried out and that the necessary procedures should be appropriately taken.

Forgive me if this question is silly but I am wet behind the ears as FTB of a garden flat in Henlow. Do I pick up the keys to the premises on completion from my lawyer? If this is the case, 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. Conveyancing lawyers for you will arrange to send the completion advance to the owner’s lawyers, and once they have received this, you will be able to pick up the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.

Intending to buy a flat 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 Principality 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 conveyancer is on the Principality conveyancing panel.

I have been told that property searches are a common cause of obstruction in Henlow house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances in the conveyancing process. Searches are not likely to be the root cause of slowing down conveyancing in Henlow.

I am buying a new build house in Henlow with a loan from TSB. The builders refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not to tell my lawyer about this side-deal as it could jeopardize my mortgage with TSB. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Do you have any advice for leasehold conveyancing in Henlow from the point of view of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Henlow can be reduced if you appoint lawyers the minute your agents start marketing the property and ask them to collate the leasehold information needed by the buyers’ conveyancers.
If you are supposed to have a share in the Management Company, you should ensure that you are holding the original share document. Obtaining a replacement share certificate is often a lengthy process and frustrates many a Henlow conveyancing transaction. If a new share is needed, you should approach the company officers or managing agents (where relevant) for this at the earliest opportunity. If you have carried out any alterations to the premises would they have required Landlord’s approval? Have you, for example installed wooden flooring? Henlow leases often stipulate that internal structural alterations or installing wooden flooring necessitate a licence from the Landlord acquiescing to such works. If you dont have the paperwork in place you should not contact the landlord without contacting your lawyer before hand. Some Henlow leases require Licence to Assign from the landlord. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers.

I inherited a garden flat in Henlow, conveyancing formalities finalised 6 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Henlow with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 levied per year. The lease terminates on 21st October 2106

With just 80 years left to run the likely cost is going to range between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.