Finally the sale completed on my house in Hertford last September but our buyer keeps e-mailing every few hours complaining that his conveyancer needs to hear from mysolicitor. What should my lawyer have done now that I have sold?
After completion of your disposal your conveyancer is obliged to send the transfer deeds and all of the paperwork to the purchaser's lawyers. Depending on the transaction, your lawyer must also send confirmation that the home loan has been paid off to the purchasers conveyancers. There is unlikely to be post completion procedures peculiar conveyancing in Hertford.
The Hertford conveyancing lawyers that I appointed last week on my house acquisition in Hertford have suddenly closed. I chose them because I had to have a lawyer on the Leeds Building Society conveyancing panel and my previous Hertford lawyer was not. I cut them a cheque for £250 in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Leeds Building Society conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
I am aiming to move home in May. Should my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you recommend a removal company in Hertford. Conveyancing lawyer was chosen prior to coming across this site.
On the afternoon of completion you will need to pick up the keys from your selling agent however this should only occur once the vendors lawyers advise the agent that the monies to complete are in and the keys can be passed over. Subsequently you will need to tell the removal company that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can help you locate a conveyancing in Hertford or a firm that specialises in conveyancing in Hertford.
Can I be sure that the Hertford conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Hertford obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer handling your conveyancing.
Yorkshire BS have agreed my home loan in principle, my offer on a property in Hertford has been accepted, what are the next steps?
The property agent will want to be informed of your conveyancer's details (be sure the conveyancing practitioners are on the lender’s approved list). Contact Yorkshire BS or your financial adviser and finish off any outstanding forms. Yorkshire BS will instruct a valuer who will get in touch with the selling agent or seller to arrange a time for the valuation to occur. Once carried out (assuming no problems) it takes on average ten days to receive the mortgage offer. Yorkshire BS will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Hertford.
I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to take this when purchasing a house in Hertford? or I am told that there is a law dating back centuries that could mean that owners of property residing in a parish church boundary may be liable to pay for maintenance towards the chancel in proximity to the church. Is this appropriate for conveyancing in Hertford?
Unless a prior purchase of the house took place after 12 October 2013 you can assume that solicitors delivering conveyancing in Hertford to continue to recommend a chancel search and or chancel repair liability policy.
I decided to have a survey completed on a house in Hertford ahead of appointing conveyancers. I have been told that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies tend refuse to issue a loan on this type of home.
It depends who your proposed lender is. HSBC has different instructions from Halifax. If you contact us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Hertford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Hertford to see if the conveyancing costs will increase in light of this.
I was advised by numerous property agents in Hertford to get a quote from a property lawyer on your site. Is there a financial inducement for Estate Agents to market your site over and above alternative conveyancing organisations?
We don’t offer any financial incentive for sending work in our direction. We found it would be just too difficult to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.