Find a Lender-Approved Local Conveyancer in Hemel Hempstead

Ready to buy a new home? Find a law firm approved by your lender.

Cheap conveyancing in Hemel Hempstead does not necessarily mean low quality - but the odds are stacked against you

Reasons to use our Hemel Hempstead conveyancing solicitors

  • 1 Notwithstanding what alternative solicitors tell you it just might be necessary to visit your conveyancer to sign documents. There are various parties with involved in a homemove without needing to add the postman into the mix.
  • 2 Conveyancer conveyancing solicitors have excellent personal connections with Hemel Hempstead selling agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 3 The Hemel Hempstead conveyancing practitioners that are identified are committed to providing the most cost, efficient and accessible conveyancing service to purchasers, sellers and remortgagors in Hemel Hempstead
  • 4 Chances are that the the conveyancers for the other party have offices in Hemel Hempstead - if so sets of lawyers will be on good working terms
  • 5 Personal touch and pure property expertise are key benefits that you should look for when selecting conveyancing solicitors. Hemel Hempstead conveyancing can become significantly more complicated because of poor communication between all the parties. The lawyers listed ensure that the lines of communication are open and act on arising issues and developments quickly.

Examples of recent conveyancing in Hemel Hempstead since November 2020*

Recently asked questions about conveyancing in Hemel Hempstead

I am nearing exchange of contracts for my home in Hemel Hempstead and the estate agent has just text me to warn that the purchasers are changing their law firm. I am told that this is due to the fact that the lender will only deal with property lawyers on their conveyancing panel. On what basis would a major lender only engage with specific lawyers rather the firm that they want to choose to handle their conveyancing in Hemel Hempstead ?

Mortgage companies have always had an approved set of law firms they are content to work with, but in the past few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.

Lending institutions point to the increase in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.

Please help. My Hemel Hempstead conveyancer is advising me that she is duty bound toorder Hemel Hempstead conveyancing searches stemming from the fact thatthe firm are on the Virgin Moneyapproved lawyer panel. Is my solicitor correct?

Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Hemel Hempstead conveyancing searches.

What happens if my solicitor is removed from the Skipton Solicitor panel ahead of completing my conveyancing in Hemel Hempstead?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

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

There are many recorded licenced Conveyancers in Hemel Hempstead and Solicitor partnerships in Hemel Hempstead to choose from It is important to make clear that both are regulated professionals specialising in the legal work in the home buying process. They may both also deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

I recently had an offer accepted on a house in Hemel Hempstead. My mortgage broker recommended their conveyancers. I paid an on account payment of £175. Soon after, the property lawyer called me to say that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am due to exchange contracts on my flat. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Clydesdale are being pedantic. The Hemel Hempstead solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?

It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Hemel Hempstead is the location of the property. Can you shed any light on this issue?

Flying freeholds in Hemel Hempstead are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hemel Hempstead you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hemel Hempstead may determine 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.

In my capacity as executor for the will of my uncle I am disposing of a house in Newport but reside in Hemel Hempstead. My conveyancer (approximately 250 miles awayneeds me to sign a stat dec ahead of completion. Could you suggest a conveyancing lawyer in Hemel Hempstead who can witness and place their company stamp on the document?

strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Hemel Hempstead based

Last updated

Residential Landlord and Tenant Conveyancing solicitors in Hemel Hempstead

The list below is a non-comprehensive list of solicitors in Hemel Hempstead specialising in landlord and tenant law and on the regulations governing different types of tenancies. This could include advice on Rent Act Protected, Assured and Assured Shorthold tenancies

  • Richardsons Solicitors, 81a Marlowes, Hemel Hempstead, Hertfordshire, HP1 1LF
  • Witts Moloney Ltd, 3 Marlowes Court, 67 Marlowes, Hemel Hempstead, Hertfordshire, HP1 1LE
  • Rexton Legal Services Limited, 38 South Riding, Bricket Wood, St. Albans, Hertfordshire, AL2 3NE
  • Rexton Law Llp, The Old Post Office, 38 South Riding, Bricket Wood, St. Albans, Hertfordshire, AL2 3NE
  • Debenhams Ottaway Llp, Ivy House, 107 St. Peters Street, St. Albans, Hertfordshire, AL1 3EW

Commercial Conveyancing solicitors in Hemel Hempstead regulated by the SRA

The firms listed below are a small selection of solicitors in Hemel Hempstead with expertise in commercial conveyancing in Hemel Hempstead. This will likely include advice on buying or selling a shop, pub, restaurant, office, retail unit
  • Carr Richards Solicitors Ltd, Wessex Court, Midland Road, Hemel Hempstead, Hertfordshire, HP2 5BH
  • Richardsons Solicitors, 81a Marlowes, Hemel Hempstead, Hertfordshire, HP1 1LF
  • Witts Moloney Ltd, 3 Marlowes Court, 67 Marlowes, Hemel Hempstead, Hertfordshire, HP1 1LE
  • Batemans, 58 High Street, Bovingdon, Hemel Hempstead, Hertfordshire, HP3 0HJ
  • Carr & Co, 103 Dunstable Road, Redbourn, St. Albans, Hertfordshire, AL3 7PR

Domestic Licensed Conveyancers in Hemel Hempstead regulated by the Council of Licensed Conveyancers

Please note that the listed conveyancers do not limit their work for conveyancing in Hemel Hempstead but also conveyancing throughout England and Wales.
  • Horizon Law Limited, 48 High Street, AL3 7LN
  • Graham Smith Property Lawyers , St Johns House, WD24 6PW

Neighboring Locations

Markyate
Boxmoor
Hemel Hempstead
Kings Langley
Abbots Langley
Bedmond

*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.