All was ready to complete my purchase in Hertfordshire next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the lender. What risks does the lender expect the insurance to cover?
Any lawyer on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook instructions. These requirements are not specific to conveyancing in Hertfordshire.
Having sold my house in Hertfordshire last February but our buyer keeps Skype messaging daily to moan that his conveyancer needs to hear from mine. What should my lawyer have done now that I have sold?
Following your sale your conveyancer should send the transfer documentation and all of the paperwork to the buyer’s conveyancer. If applicable, your lawyer should also confirm that the mortgage has been paid off to the purchasers solicitors. There is unlikely to be post completion formalities just for conveyancing in Hertfordshire.
I have 7378 less than 75 years remaining on my lease and require a lease extension for my apartment in Hertfordshire. Conveyancing solicitors on the The Mortgage Works panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 26/8/2026 the requirements read as follows :
Is it the case that all Hertfordshire solicitors on the Coventry BS conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Coventry BS conveyancing panel they would need to be overseen by the SRA. Some mortgage companies do permit licenced conveyancers on their panel in which case such organisation would be regulated by the Council of Licensed Conveyancers.
I am due to exchange contracts on my apartment. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Bank of Ireland are being difficult. The Hertfordshire solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
After what feels like an age I have had an offer on a flat in Hertfordshire accepted, but there is a chain. The sellers have put an offer on a property, but it’s not yet tied up, and have viewings of other apartments booked. I have instructed a local conveyancing solicitor in Hertfordshire. What do I do now? When should I get the mortgage application with Clydesdale going?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then valuation, Hertfordshire conveyancing search costs, etc). The first thing to do is check that your solicitor is on the Clydesdale conveyancing panel. As to the next steps this very much depends on the specifics of your transaction, attraction to this property and on the state of the market. In a buoyant market many buyers would apply for the mortgage with Clydesdale and arrange for the valuation and only if it comes back ok would they ask their lawyer to proceed with searches.
My uncle has suggested that I use his lawyers for conveyancing in Hertfordshire. Do I take his recommendation?
Much as we are happy to recommend a Hertfordshire conveyancing lawyer the ideal way to find a conveyancing practitioner is to seek guidance from friends or family who have actually previously instructed the conveyancer that you are are thinking of instructing.
Two months into buying a property in Hertfordshire. Conveyancing solicitor has called to say the title is "Leasehold". Will this likely adversely affect our Halifax valuation?
Hertfordshire conveyancing does not ordinarily involve leasehold houses. The key factor here is the unexpired lease term and the ground rent. If it's 999 years with a nominal rent, it's essentially freehold, so it shouldn't impact the saleability significantly.
At the other extreme, if it's, say, Sixty years it is bound to have a significant effect on the saleability, and most likely wouldn't be acceptable to the mortgage company. The remaining lease term and ground rent will be specified in the lease to be supplied to your property lawyer.