Just been in touch with my conveyancing solicitor in Hertford who acted for me 18 months ago and wanted a conveyancing costs illustration based on an identical type of house sale & purchase (a leasehold premises and a freehold premises) of almost identical values with a mortgage from Norwich and Peterborough Building Society. It looks as though am now being charged twice the amount. Am I right to be tempted to shop around for a cheaper internet property lawyer?
The estimate does seem a tad overpriced. If you are willing to spend time scrutinising quotes you might decrease the fees marginally by as much as a hundred pounds. That being said, if you were satisfied with the conveyancing the firm gave you mightcome to regret choosing an an untested solicitor. Remember to be sure that the solicitor can represent Norwich and Peterborough Building Society. Do utilise our search tool to locate a Hertford conveyancing firm on the Norwich and Peterborough Building Society member panel, which can often include conveyancing solicitors in Hertford.
As someone not used to the Hertford conveyancing process what’s your top tip you can give me for the home moving process in Hertford
You may not hear this from too many lawyers but conveyancing in Hertford or throughout England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is plenty of opportunity for friction between you and others involved in the home moving process. E.g., the seller, selling agent and on occasion a mortgage company. Selecting a law firm for your conveyancing in Hertford should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the process whose role it is to look after your legal interests and to keep you safe.
On occasion a potential adversary will attempt to sway you that you should follow their advice. As an example, the property agent may claim to be helping by suggesting your lawyer is dragging his heels. Or your financial adviser may advise you to do something that is against your lawyers advice. You should always trust your lawyer above all other parties in the conveyancing process.
I am in the process of refinancing my flat in Hertford, does my lawyer need to be on the Skipton Conveyancing panel?
In theory, you could use a solicitor that is not on the Skipton conveyancing panel, but Skipton would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
I have been told that property searches are the primary reason for hinderance in Hertford conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any holding up conveyancing in Hertford.
How does conveyancing in Hertford differ for new build properties?
Most buyers of new build or newly converted property in Hertford contact us having been asked by the seller to sign contracts and commit to the purchase even before the house is ready to move into. This is because house builders in Hertford usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Hertford or who has acted in the same development.
We're FTB’s - agreed a price, but the selling agent told us that the owners will only move forward if we use the agent's recommended conveyancers as they need an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer accustomed to conveyancing in Hertford
It is unlikely the sellers are behind this. Should the owner require ‘a quick sale', taking such a hostile approach to a motivated purchaser is counter productive. Contact the vendors directly and make sure they comprehend that (a)you are genuine purchasers (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you intend to appoint your preferred Hertford conveyancing firm - rather thanthe ones that will earn their estate agent a referral fee or achieve conveyancing thresholds pre-set by corporate headquarters.