After reviewing consumer advice sites for a recommended lawyer in Hertfordshire, most post that I should use a CQS kitemarked solicitor. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a kitemark 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 via the scheme protocol It covers numerous partnerships who handle conveyancing in Hertfordshire.
I have recentlybeen informed that Action Conveyancing have been shut down. They conducted my conveyancing in Hertfordshire for a purchase of a leasehold apartment 12 months ago. How can I be sure that my home is in my name in the name of the former proprietor?
The quickest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Hertfordshire conveyancing specialists.
I am purchasing my first flat in Hertfordshire with the aid of help to buy. The developers refused to move on the amount so I negotiated £7000 of extras instead. The property agent told me not inform my lawyer about the side-deal as it could put at risk my mortgage with the lender. 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.
I decided to have a survey carried out on a house in Hertfordshire ahead of retaining solicitors. I have been informed that there is a flying freehold overhang to the property. Our surveyor has said that some lenders may not give a mortgage on such a property.
It varies from the lender to lender. Lloyds has different instructions from Halifax. Should you wish to call us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Hertfordshire. Conveyancing will be smoother if you use a solicitor in Hertfordshire especially if they are accustomed to such properties in Hertfordshire.
My father has suggested that I instruct his conveyancers in Hertfordshire. Do I take his guidance?
No doubt the ideal way to choose a conveyancing practitioner is to get recommendations from friends or relatives who have used the conveyancer that you are contemplating using.
I am in need of some leasehold conveyancing in Hertfordshire. Before I get started I want to be sure as to the remaining lease term.
If the lease is recorded at the land registry - and almost all are in Hertfordshire - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Hertfordshire Leasehold Conveyancing - A selection of Questions you should ask Prior to Purchasing
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Please tell me if there are any major works in the planning that could increase the maintenance fees? Does the lease include onerous restrictions? Best to be warned if redecorating or some other major work is due shortly to be shared amongst the tenants and will materially increase the the maintenance costs or result in a specific payment.