I am selling my house in Hertford and the EA has just called to say that the buyers are swapping conveyancer. I am told that this is due to the fact that the mortgage company will only work with solicitors on their approved list. Why would a major mortgage company only work with certain law firms rather the firm that they want to select for their conveyancing in Hertford ?
UK lenders have always had panels of law firms they are content to work with, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Banks point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that 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 unlikely to have any impact on this.
I have given 2 months notice to my current landlord and must leave my rented flat in Hertford by 20/8/2025. Conveyancing for my house purchase is progressing. Can I complete in three weeks as I wish to avoid having to move into short term accommodation?
Generally one should not provide notice on a rental unless exchange of contracts has taken place. If you have not previously done so, contact to your solicitor and request that they apply pressure on the other solicitors, try to an acceptable time-line that everyone will work to achieve
I am considering applying for a Clydesdale mortgage for purchase of a new build (under development) in Hertford with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Clydesdale ?
In theory, you could use a solicitor that is not on the Clydesdale conveyancing panel, but Clydesdale would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what should have been a simple, chain free conveyancing. Hertford is the location of the property. Can you offer any assistance?
Flying freeholds in Hertford are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hertford you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hertford may decide 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 property.
How can the Landlord & Tenant Act 1954 impact my business offices in Hertford and how can you help?
The 1954 Act gives a safeguard to commercial tenants, granting the legal entitlement to apply to court for a new tenancy and remain in occupation at the end of the lease term. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Hertford is one of our numerous locations in which our lawyers have offices
I am hoping to put an offer on a small detached house that seems to be perfect, at a reasonable price which is making it more attractive. I have just discovered that it's a leasehold rather than freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Hertford. Conveyancing lawyers have are soon to be appointed. Will they explain the issues?
The majority of houses in Hertford are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are purchasing in Hertford so you should seriously consider shopping around for a Hertford conveyancing practitioner and check that they are used to transacting on leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example requiring the freeholder’spermission to conduct changes to the property. You may also be required to pay a contribution towards the upkeep of the estate where the house is located on an estate. Your lawyer should report to you on the legal implications.