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Conveyancing in Harpenden : Keep it Local

Harpenden Conveyancing Statistics*

  • 1 Average Stamp Duty Payable for this year to date was £20,414
  • 2 Average Land Registry Fee for this year to date was £540
  • 3 Percentage of leasehold conveyancing cases in Harpenden with service charge retention of 13%
  • 4 Percentage of leasehold conveyancing purchases in Harpenden is 20% where there is a share in the management company or freehold company
  • 5 Average time from start to completion was 46 days for conveyancing in Harpenden

Examples of recent conveyancing in Harpenden since June 2020*

Recently asked questions about conveyancing in Harpenden

We were about to instruct a conveyancing solicitor in Harpenden endorsed using your search tool but stumbled across alternative estimates via the web appear less expensive – how come?

There are lots of conveyancers marketing theoretically looks to be the cheapest conveyancing in Harpenden. Our advice is to give due consideration about how important this transaction is to you that you are willing to take 'cheap' risks in relation to the standard of the legal work. Many of them list a cheap quote to catch your eye but conceal extra costs in the fine print..

Can you explain why leasehold purchase conveyancing in Harpenden costs more?

The conveyancing costs for a leasehold premises in Harpenden is inevitably more expensive as compared to a freehold property. This is due to the supplemental investigations required in communicating with the landlord and management company to collate the information about whether the rent and service fee have been discharged and whether there are any large sums expected to be spent in the foreseeable future on repairs or maintenance of the block.

We are purchasing a flat in Harpenden. It might be a silly question but how we can trust a lawyer? On completion day we will need to put our life savings into their account. What protection do we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

There are a variety of conveyancing solicitors in Harpenden but how do I know who's good?

It would be unwise to be seduced by the cheapest Harpenden conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

My wife and I buying a detached bungalow in Harpenden. We would like to convert the garage to a playroom at the house.Will the conveyancing process include enquiries to see if these works are allowed?

Your conveyancer should check the registered title as conveyancing in Harpenden can sometimes reveal restrictions in the title deeds which prevent categories of changes or require the permission of another owner. Certain extensions need local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.

We are selling our property in Harpenden and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street Harpenden conveyancer would know this is not the case. It does beg the question why the buyers used an online conveyancing practice as opposed to a conveyancing solicitor in Harpenden. Having lived in Harpenden for 5 years we know that this is a non issue. Should we get in touch with our local Authority to seek confirmation that there is no issue.

It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You should check with 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)

I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Harpenden is where the house is located. Can you offer any guidance?

Flying freeholds in Harpenden are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Harpenden you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Harpenden may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a reasonable figure which is making it more attractive. I have since found out that it's a leasehold as opposed to freehold. I would have thought that there are issues purchasing a house with a leasehold title in Harpenden. Conveyancing advisers have not yet been appointed. Will they explain the issues?

The majority of houses in Harpenden are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are buying in Harpenden in which case you should be shopping around for a Harpenden conveyancing solicitor and check that they are used to transacting on leasehold houses. First you will need to check the number of years remaining. Being a lessee you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’sconsent to carry out changes to the property. It may be necessary to pay a contribution towards the maintenance of the communal areas where the house is located on an estate. Your solicitor should appraise you on the various issues.

I acquired a 2 bed flat in Harpenden, conveyancing was carried out 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Harpenden with an extended lease are worth £171,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease runs out on 21st October 2099

With 79 years unexpired we estimate the price of your lease extension to range between £8,600 and £9,800 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.

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Sample of conveyancing solicitors in Harpenden regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Harpenden but also conveyancing throughout England and Wales.

  • Wright Tamana-sugden, The Leys, 2c Leyton Road, Harpenden, Hertfordshire, AL5 2TL
  • Wright & Co, The Leys, 2c Leyton Road, Harpenden, Hertfordshire, AL5 2TL
  • Paul Berg & Taylor, Clayton House, 7 Vaughan Road, Harpenden, Hertfordshire, AL5 4EF
  • Perrins Solicitors Llp, 10 Waterside, Station Road, Harpenden, Hertfordshire, AL5 4US
  • Alban Perrin Limited, 10 Waterside, Station Road, Harpenden, Hertfordshire, AL5 4US

Residential Landlord and Tenant Conveyancing solicitors in Harpenden

The list below is a non-comprehensive list of solicitors in Harpenden specialising in landlord and tenant law and on the regulations governing different types of tenancies. This could include advice on Leasehold Valuation Tribunal proceedings

  • Wright Tamana-sugden, The Leys, 2c Leyton Road, Harpenden, Hertfordshire, AL5 2TL
  • Wright & Co, The Leys, 2c Leyton Road, Harpenden, Hertfordshire, AL5 2TL
  • Paul Berg & Taylor, Clayton House, 7 Vaughan Road, Harpenden, Hertfordshire, AL5 4EF
  • Perrins Solicitors Llp, 10 Waterside, Station Road, Harpenden, Hertfordshire, AL5 4US
  • Alban Perrin Limited, 10 Waterside, Station Road, Harpenden, Hertfordshire, AL5 4US

Commercial Conveyancing solicitors in Harpenden regulated by the SRA

The list below is a small selection of solicitors in Harpenden specialising in commercial conveyancing in Harpenden. This will likely include advice on buying and selling small and large scale commercial property and agricultural land
  • Wright Tamana-sugden, The Leys, 2c Leyton Road, Harpenden, Hertfordshire, AL5 2TL
  • Wright & Co, The Leys, 2c Leyton Road, Harpenden, Hertfordshire, AL5 2TL
  • Paul Berg & Taylor, Clayton House, 7 Vaughan Road, Harpenden, Hertfordshire, AL5 4EF
  • Perrins Solicitors Llp, 10 Waterside, Station Road, Harpenden, Hertfordshire, AL5 4US
  • Alban Perrin Limited, 10 Waterside, Station Road, Harpenden, Hertfordshire, AL5 4US

Neighboring Locations

Luton
Harpenden
Wheathampstead
St Albans

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.