I am in the process of selling my home in Hertfordshire and the estate agent has just e-mailed to warn that the buyers are changing their property lawyer. I am told that this is due to the fact that the mortgage company will only engage with solicitors on their approved list. Why would a leading mortgage company only work with certain solicitors rather the firm that they want to choose to handle their conveyancing in Hertfordshire ?
Lenders have always had an approved set of law firms they are content to work with, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.
Lending institutions point to the increase in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any impact on this.
My bank has recommended solicitors on their panel based in Hertfordshire but I would rather choose a conveyancing lawyer in Hertfordshire local to me. Can you help?
Not all Hertfordshire conveyancing practitioners are on all lender’s conveyancing panel. Use our find an approved solicitor tool to find a Hertfordshire conveyancing conveyancer on the on the lender panel.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The lawyers who dealt with the conveyancing in Hertfordshire 5 years ago have long since closed. What are my options?
You no longer need to hold title deeds to evidence that you own the land or property, given that the Land Registry have everything they need in a digital format.
In what way can the Landlord & Tenant Act 1954 impact my commercial property in Hertfordshire and how can you help?
The particular law that you refer to provides protection to business leaseholders, granting the right to make a request to court for a new lease and remain in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and help with commercial conveyancing in Hertfordshire
I am using a search engine for the words on line conveyancing in Hertfordshire it reveals many solicitorslocally. How do I determine which is the suitable conveyancer for the sale of my house?
The ideal method of seeking a suitable conveyancer is through a trusted testimonial, so ask colleagues and relatives who have bought a property in Hertfordshire or a local estate agent or financial adviser. Fees for conveyancing in Hertfordshire vary, so it's a good idea to secure a minimum of three quotes from varying types of conveyancers. Be sure to secure confirmation what costs in the quote includes.
I need to review quotes for conveyancing in Hertfordshire from numerous solicitor and choose one. Do I instruct them to hold tight until I a suitable apartment to buy.
We would recommend that you only request your lawyer to start work and submit searches after the offer has been accepted on the property particularly as Hertfordshire conveyancing searches are not cheap.