My previous solicitor has sent a quote for £995 for no sale no fee conveyancing in Harpenden. I’m looking to sell a Victorian detached home for £275,000. This sounds too much. Is it above the average fee for conveyancing in Harpenden?
The charges are a bit high. Where you are content to expend time comparing fee on a like for like basis you might reduce the fees marginally by say £125. That being said, you mightlive to rue opting for an an unknown solicitor. Don't forget to ensure the solicitor can also act for your bank. Do use our comparison tool to locate a Harpenden conveyancing practice on the lender’s member panel which can often include conveyancing solicitors in Harpenden.
My bid for a property was accepted at auction in Harpenden. Conveyancing is necessary. What happens now?
Given that you are now exchanged you must hire the services of a conveyancing practitioner quickly as you will have a pending a fixed date to complete the purchase. Every auction property should have a corresponding auction set of papers. This will include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the auction pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You should pass this on to the solicitor working for you as soon as possible. You also need to ensure that your finances are in order to complete the transaction on the set completion date.
Please help - my lawyer says that chancel insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Harpenden?
The appropriate level of chancel indemnity insurance depends on your lender. It would differ for example between Barclays and The Mortgage Works. Conveyancing solicitors as opposed to members of the public take out such policies.
I'm the single beneficiary of my late grandmother’s will with all property in now in my sole name, including the my former home in Harpenden. Conveyancing formalities meant that the Land Registry date was in November. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership will be considered the same way as though I had purchased the house in November. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. Most lenders would take a sensible view as this requirement primarily exists to pick up on the purchase and immediately sell or the quick reselling of properties.
Me and my brother purchased a terraced Edwardian property in Harpenden. Conveyancing lawyer acted for me and Coventry Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold with the matching property. Is it worth asking Coventry Building Society to clarify?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Harpenden and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with your conveyancing lawyer who conducted the conveyancing.
I am purchasing a new build house in Harpenden with the aid of help to buy. The builders refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not inform my solicitor about the side-deal as it could put at risk my loan with the lender. 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.
My brother has encouraged me to appoint his conveyancers in Harpenden. Do I take his guidance?
There are no two ways about it the best way to select a conveyancing lawyer is to have recommendations from friends or relatives who have actually used the firm that you are are thinking of instructing.
Partway through the sale of a leasehold flat in Harpenden. Conveyancing lawyers are doing their job but we have been asked to pay a fortune by the managing agents. So far we have forked out £237 for a leasehold management pack and then a further £118 for supplemental queries raised by the buyers conveyancer.
Your conveyancing practitioner will not have any control over the extent of the charges for this information but the typical costs for the information for Harpenden leasehold premises is £360. For Harpenden conveyancing sales it is usual for the owner to pay for these costs. The landlord or their agents are not duty bound to answer these questions most will agree to do so - albeit often at exorbitant prices out of proportion to the work involved. Unfortunately there is no law that requires set charges for administrative tasks. There is no set time limit by which they are obliged to issue the information.