Please help. My Hertfordshire lawyer is informing me me that he has toorder Hertfordshire conveyancing searches asthe firm are on the Virgin Moneysolicitor panel. Do I not have any say here?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Hertfordshire conveyancing searches.
Why is leasehold purchase conveyancing in Hertfordshire is more expensive?
Hertfordshire leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
What is your number one tip for finding a conveyancing solicitor in Hertfordshire
It would be unwise to be swayed by the cheapest Hertfordshire conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. 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 go into the conveyancing with your eyes wide open.
We are planning to move house in December. Should my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you recommend a removal company in Hertfordshire. Conveyancing solicitor was organised prior to coming across this page.
On the afternoon of completion you will need to collect the keys from the selling agent however this should only occur when the sellers solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be given over. After that you will need to tell the removal company that you are ready to move in. We do not recommend a specific removal organisation but can help you find a conveyancing in Hertfordshire or a lawyer with expertise in conveyancing in Hertfordshire.
I was told three weeks ago that my mortgage has been agreed to by RBS. Is it usual for RBS to only issue the offer once my solicitor in Hertfordshire is approved on their conveyancing panel? RBS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I opted to have a survey done on a house in Hertfordshire prior to appointing conveyancers. I have been informed that there is a flying freehold aspect to the property. The surveyor has said that some banks may refuse to grant a loan on such a home.
It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. If you contact us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Hertfordshire. Conveyancing may be slightly more expensive based on your lender's requirements.
I am thinking of appointing a conveyancing lawyer in Hertfordshire for my sale. Is there any facility to see a firm’s record with the legal regulator?
Anyone can find published Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. For details Pre 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The regulator sometimes monitor call for training requirements.
Having had my offer accepted I require leasehold conveyancing in Hertfordshire. Before diving in I require certainty as to the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and most are in Hertfordshire - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I own a 2 bed flat in Hertfordshire, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Similar properties in Hertfordshire with a long lease are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease finishes on 21st October 2080
With only 55 years unexpired we estimate the premium for your lease extension to span between £31,400 and £36,200 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.