Find a Lender-Approved Local Conveyancer in Abbots Langley

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Abbots Langley Conveyancing Statistics*

  • 1 Average Stamp Duty Payable for this year to date was £8,583
  • 2 Percentage of cases in Abbots Langley that are buy to let is 6%
  • 3 December was the busiest month and January was the next busiest month while November was the least busiest month of the year for conveyancing in Abbots Langley
  • 4 Average time frame of 39 days for registration of title in Abbots Langley
  • 5 Average time from start to moving day was 19 days for conveyancing in Abbots Langley

Examples of recent conveyancing in Abbots Langley since December 2024*

Purchase

of flat Tylersfield WD5 0PT, acquired for £265,000. Leasehold conveyancing work included: sending the transfer to the seller for execution in preparation for completion, securing official copies of the title, setting up the completion formalities

Transfer

of semi-detached property, Swallows Oak, WD5 0LF completing on 07/01/2025 at a price of £425,000. The legal transfer of property included amongst the various tasks: agreeing completion date with parties, setting up the completion formalities, sending title deeds and executed transfer to buyer’s solicitor

Transfer

of terraced property, Furtherfield, WD5 0PN completing on 07/01/2025 at a price of £425,000. The conveyancing process incorporates some of the following tasks: taking formal instructions from and updating the seller client, obtaining official copies of the title, sending title deeds and executed transfer to buyer’s lawyers

Sale

of semi-detached premises, Whittle Close, WD25 7GF completing on 24/01/2025 at a price of £520,000. The conveyancing process incorporates some of the following tasks: drafting the sale agreement and Transfer, preparing statement detailing charges, sending title deeds and signed transfer to purchaser’s conveyancer

Recently asked questions about conveyancing in Abbots Langley

My Abbots Langley conveyancer has identified a discrepancy when comparing the surveyor’s assumptions in the home valuation report and what is in the conveyancing documents. My solicitor has advised that he must check that the lender is happy with this discrepancy and is content to go ahead. Is my conveyancer’s approach appropriate?

Your conveyancer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

After reading online forums for an online lawyer in Abbots Langley, most post that I should use a CQS kitemarked lawyer. Can you explain what CQS is?

The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to prudent and efficient conveyancing procedures through the scheme protocol Membership includes numerous firms who carry out conveyancing in Abbots Langley.

The deeds to our home are lost. The solicitors who dealt with the conveyancing in Abbots Langley 5 years ago are no longer around. What are my next steps?

Gone are the days when you need to have the physical deeds to prove you are the owner of your registered land or premises, given that the Land Registry hold details of all registered land or property electronically.

I'm purchasing my first flat in Abbots Langley benefiting from help to buy. The builders refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not inform my solicitor about the deal as it would jeopardize my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.

My brother has recommend that I use his conveyancing solicitors in Abbots Langley. Do I follow his guidance?

There are no two ways about it it’s preferable to find a conveyancing practitioner is to get referrals from friends or relatives who have actually previously instructed the firm you're are thinking of instructing.

I work for a long established estate agent office in Abbots Langley where we have witnessed a number of flat sales jeopardised due to short leases. I have been given conflicting advice from local Abbots Langley conveyancing solicitors. Can you shed some light as to whether the owner of a flat can start the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I own a ground floor flat in Abbots Langley, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Abbots Langley with over 90 years remaining are worth £265,000. The ground rent is £50 invoiced annually. The lease runs out on 21st October 2101

With 76 years unexpired we estimate the price of your lease extension to range between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should 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 without first getting professional advice.

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Residential Landlord and Tenant Conveyancing solicitors in Abbots Langley

The list below is a small selection of solicitors in Abbots Langley specialising in landlord and tenant law and on the regulations governing different types of tenancies. This will likely include advice on Leasehold Valuation Tribunal proceedings

  • Rexton Law Llp, The Old Post Office, 38 South Riding, Bricket Wood, St. Albans, Hertfordshire, AL2 3NE
  • Rexton Legal Services Limited, 38 South Riding, Bricket Wood, St. Albans, Hertfordshire, AL2 3NE
  • Edward Mccourt & Co, 225 St. Albans Road, Watford, Hertfordshire, WD24 5BH
  • Hancock Quins Limited, 22 Station Road, Watford, Hertfordshire, WD17 1ER
  • Collins Solicitors, 20 Station Road, Watford, Hertfordshire, WD17 1AR

Commercial Conveyancing solicitors in Abbots Langley regulated by the SRA

The firms listed below are a non-comprehensive list of solicitors in Abbots Langley specialising in commercial conveyancing in Abbots Langley. This could include advice on re-mortgaging commercial property
  • Rexton Legal Services Limited, 38 South Riding, Bricket Wood, St. Albans, Hertfordshire, AL2 3NE
  • Rexton Law Llp, The Old Post Office, 38 South Riding, Bricket Wood, St. Albans, Hertfordshire, AL2 3NE
  • Edward Mccourt & Co, 225 St. Albans Road, Watford, Hertfordshire, WD24 5BH
  • Hancock Quins Limited, 22 Station Road, Watford, Hertfordshire, WD17 1ER
  • Jane Kaim Caudle Llp, 10 Station Road, Watford, Hertfordshire, WD17 1EG

Domestic Licensed Conveyancers in Abbots Langley regulated by the CLC

Please be aware that the listed conveyancers do not limit their work for conveyancing in Abbots Langley but also conveyancing across England and Wales.
  • Graham Smith Property Lawyers , St Johns House, WD24 6PW
  • St John's Property Lawyers, 22a The Avenue, WD17 4NS

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.