Me and my partner are soon to complete on the purchase of a house in Hertfordshire but as a consequence of wreckage from a small fire at the property I have was able negotiate compensation from the seller in the sum of six thousand pounds taking the form of a deduction in the price. I had intended this to be addressed as part of amending the contract however HSBC are not allowing this. Should they have been informed?
Any conveyancing practitioner being on a HSBC approved list is duty bound to disclose to HSBC of any variations to the sale price. If you were to refuse your solicitor to notify the reduction to HSBC then they would have to discontinue acting for you. In addition, HSBC and you would have to appoint a new lawyer for your conveyancing in Hertfordshire.
When scouring online forums for an affordable lawyer in Hertfordshire, many post that I should use a CQS accredited lawyer. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home ownership transfers, trusted by some of the UK's leading lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Council of Mortgage Lenders (CML). The scheme does not cover licenced conveyancers. Hertfordshire is one of the numerous areas of the UK where there are CQS lawyers.
My conveyancer has informed me that restrictive coveneant insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Hertfordshire?
The right level of restrictive coveneant indemnity insurance should be dictated by who who your lender is. It would differ for example between National Westminster Bank and Barnsley Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
I am currently in the process of buying my council flat in Hertfordshire. I have a mortgage agreed with Skipton. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
I had an offer accepted on a property in Hertfordshire on 29/4/2026, valuation was booked 4 days later, received a clean bill of health. Conveyancer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Lloyds and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Lloyds conveyancing panel. Are Lloyds entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.
I'm buying my first flat in Hertfordshire with a loan from Santander. The developers refused to reduce the amount so I negotiated 6k of additionals instead. The sale representative suggested that I not disclose to my conveyancer about the extras as it could affect my mortgage with Santander. Should I keep quiet?.
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.
What does commercial conveyancing in Hertfordshire cover?
Commercial conveyancing in Hertfordshire covers a broad array of services, offered by regulated solicitors, relating to business property. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
I need to appoint a conveyancing solicitor for my conveyancing in Hertfordshire. I have discover a site which looks to be the perfect solution If it is possible to get all the legals done via web that would be ideal. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?