The mortgage offer from HSBC for the remortgage of my 2 bedroom garden flat is coming any day now. Are you able to suggest a low cost conveyancing practitioner in Hertfordshire?
You have arrived at the wrong place to search for the lowest fares for conveyancing solicitors in Hertfordshire. We can offer you value for money conveyancing but we do not aim to work with the cheapest lawyers. Do not be swayed by organisations teasing you with £99 conveyancing in Hertfordshire. The optimum outcome, in deciding on cheap conveyancing, you will end up with what you pay for and at worst it will result in you with a hefty uplift in extras and still not receive the service you were looking for.
AssumingI was to purchase a straightforward propertyin Hertfordshire mortgage fee and dispense with a survey and no local authority searches how much would I expect to to save on my conveyancing in Hertfordshire?
Any savings you would achieve would be isolated to the costs for searches. The conveyancing practitioner is required to do the vast majority of work - money laundering, correspond with the vendors conveyancer, stamp duty submission, register the ownership etc. A slight saving might be made by not needing to register a charge but it will not be significant.
Over the last few months I have been searching for a flat up to £195,000 and found one near me in Hertfordshire I like with a park and station nearby, however it's only got 51 remaining years left on the lease. I can't really find anything else in Hertfordshire for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a home loan the shortness of the lease may be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
Taking into account that I am about to spend hundreds of thousands of pounds on a property in Hertfordshire I would like to talk to a conveyancer about myhouse move before instructing the firm. Is this something that you can arrange?
This is something that we recommend - we would be happy to talk to you we do not take any clients on without you speaking to the solicitor due to be conducting your property ownership legalities in Hertfordshire.There is no ‘factory style conveyancing’ - each client is unique person, not a matter reference. The solicitors that we put you in touch with believe that the fees you are provided with for residential conveyancing in Hertfordshire should be the amount on the final invoice that you are charged.
Last August I purchased a leasehold property in Hertfordshire. Do I have any liability for service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Hertfordshire Leasehold Conveyancing - A selection of Questions you should ask Prior to buying
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How long is the Lease? How much is the ground rent and service charge? Who takes charge for maintaining and repairing the block?
I am an executor of my recently deceased mum’s Will, with a house in Hertfordshire which is to be marketed. The property is unregistered at HMLR and I'm advised that some purchasers will insist that it is completed before they'll proceed. What's the mechanism for this?
In the situation you refer to it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.