How do I find the right solicitor to provide a quality service for our conveyancing in Harpenden?
First ask the people you trust whom they would seek assistance from.
Option 2 is to search the internet for conveyancing in Harpenden. Phone a couple or more firms from the list and ask them to forward you their conveyancing charges and discuss your needs with the solicitor who will oversee the conveyancing prior tomaking your decision.
Option 3 is to use this site to help you find the right solicitors for you based on your personal factors including location,deadlines, complexity and who the proposed lender is. Resist the temptation to appoint low cost conveyancing in Harpenden
Would the conveyancing lawyers listed on your site perform conveyancing in Harpenden by way of an attended exchange?
There are a few conveyancing specialists who can conduct attended exchanges. You should contact us to obtain a conveyancing quote and details as to availability.
We are looking to buy a flat and need a conveyancing solicitor in Harpenden who is on the Bank of Ireland approved panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Harpenden.
I am assisting my mother sell her property in Harpenden. Will the conveyancer commission an EPC or it is for the seller to coordinate?
After the abolition of HIPs, energy assessments was maintained a compulsory element of selling a property. An energy assessment should be commissioned before the property is advertised. This is not something that conveyancers normally organise. If you are instructing a Harpenden conveyancing lawyer they might help arrange EPC’s given their relationships with long established Harpenden providers
I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a Harpenden conveyancer on the Virgin Money panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
The mortgage over my property is with Virgin Money for my property in Harpenden. Conveyancing was finalised 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Virgin Money?
You must advise Virgin Money in advance of renting your property as this is likely to be a breach of Virgin Money’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. It should not be necessary to do this via a Virgin Money conveyancing panel firm.
How does conveyancing in Harpenden differ for newly converted properties?
Most buyers of new build property in Harpenden contact us having been asked by the seller to exchange contracts and commit to the purchase even before the property is constructed. This is because house builders in Harpenden usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Harpenden or who has acted in the same development.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a straight forward, chain free conveyancing. Harpenden is the location of the property. Is there any guidance you can impart?
Flying freeholds in Harpenden are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Harpenden you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Harpenden may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.