My conveyancer has uncovered a a legal deficiency with the lease for the property we are purchasing in Hertford. The other side have offered title insurance as a workaround. We are content with insurance and will pay for it. Our conveyancing practitioner has advised that he must be satisfied that the bank is happy with this solution. Who is the client here, us or the mortgage company ?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your lawyer must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.
We just had an offer accepted to purchase with Loughborough BS. We have called around locally yet am unable to find a Hertford conveyancing firm on the Loughborough BS approved list. Please you assist?
You should take advantage of the find a conveyancing panel solicitor tool on this web page. Please choose the building society and type Hertford or your location and you will see numerous conveyancers offices in Hertford or near you.
Does a directory service exist listing Santander panel conveyancers in Hertford on the Building Society Association’s Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lenders make their panel listings viewable online. If you are seeking to appoint a Hertford lawyer on the Santander please use our tool.
I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Hertford conveyancer on the Aldermore panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
My sealed bid on a semi in Hertford has been accepted, but there is a chain. The owners have offered on somewhere, but it’s not yet tied up, and have viewings of other apartments booked. I have chosen a high street conveyancing solicitor in Hertford. What should be my next step? When do I get the mortgage application with Nottingham going?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx one thousand pounds, then survey, Hertford conveyancing search costs, etc). First, you must check that your solicitor is on the Nottingham conveyancing panel. Regarding the next stages this very much depends on the specifics of your case, attraction to this property and on the state of the market. During a rising market some home buyers would apply for a home loan with Nottingham and pay for the valuation and only if it was satisfactory would they request their conveyancer to move forward with the conveyancing in Hertford.
It has been five months following my purchase conveyancing in Hertford concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How easy is it to swap firm as I have to appoint a firm on the Platform Home Loans Ltd conveyancing list. I was using a family conveyancing solicitor in Hertford round the corner but he is not approved by Platform Home Loans Ltd
We will our best to assist in finding you a conveyancing solicitor in Hertford on the Platform Home Loans Ltd panel. Please note that the property lawyers that we list do not pay us commission if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in Hertford. In making use of search facility on this site, you can scrutinise charges for conveyancing solicitors in Hertford and throughout England and Wales.
What advice can you give us when it comes to finding a Hertford conveyancing firm to deal with our lease extension?
When appointing a property lawyer for your lease extension (regardless if they are a Hertford conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with two or three firms including non Hertford conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be of use:
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What are the charges for lease extension conveyancing? What volume of lease extensions have they completed in Hertford in the last twenty four months?
I purchased a garden flat in Hertford, conveyancing having been completed 4 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Hertford with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ceases on 21st October 2097
You have 74 years unexpired the likely cost is going to be between £8,600 and £9,800 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.