I was referred a solicitor who has sent a quote for £1400 for no completion no fee conveyancing in Hertfordshire. I am looking to sell a Edwardian house for £125,000. Is this over the top? Is it in excess of what I should be paying for conveyancing in Hertfordshire?
The estimate does seem a tad steep. If you shop around you may be able to shave off some of the expense by perhaps £100 plus VAT. That being said, you couldcome to rue opting for an an untested lawyer. Remember to check the conveyancer can act for your bank. Do employ our search tool to get a quote a Hertfordshire conveyancing firm on the lender’s member panel which can often include conveyancing solicitors in Hertfordshire.
I am buying a property mortgage free in Hertfordshire. I have lived for the previous 15 years in Hertfordshire. Conveyancing searches are expensive. Given that I have knowledge of the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a mortgage, then almost all of the Hertfordshire conveyancing searches are optional. Your solicitor will 'advise', perhaps strongly, that you should have searches completed, but she has a professional duty to take that path of advice. Do consider; if you are going to sell the house one day, it will likely be be of importance to your future purchaser what the searches reveal. On occasion properties with functional issues can still show up unpredicted search results. A competent conveyancing solicitor in Hertfordshire will provide you some sensible guidance here.
Should my solicitor be asking questions regarding flooding during the conveyancing in Hertfordshire.
The risk of flooding is if increasing concern for lawyers dealing with homes in Hertfordshire. There are those who acquire a house in Hertfordshire, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to offer advice on flood risk, but there are a numerous checks that may be initiated by the buyer or by their solicitors which can figure out the risks in Hertfordshire. The standard information given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the owner to find out if the premises has historically flooded. If the property has been flooded in past and is not revealed by the owner, then a buyer may issue a compensation claim as a result of such an misleading reply. A buyer’s lawyers should also conduct an environmental report. This should disclose whether there is a recorded flood risk. If so, more detailed inquiries should be conducted.
I bought my home on 3 May and my personal details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Hertfordshire said it would be formalised in less than a month. Are properties in Hertfordshire particularly slow to register?
There is nothing unique when it comes to conveyancing in Hertfordshire registration formalities. As opposed to being determined by geographic area, timescales can vary according to who lodges the application, whether there are errors and whether the Land registry must send notices to any 3rd persons or bodies. Currently approximately three quarters of submission are fully addressed in less than three weeks but some can be subject to longer hold-ups. Registration takes place once the purchaser is living at the property so 'speed' is not usually top priority but if there is a degree of urgency associated with the registration then you or your solicitor can communicate with the Registry to express the reasoning for the application to be prioritised.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Hertfordshire is where the house is located. Is there any advice you can give?
Flying freeholds in Hertfordshire are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hertfordshire you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hertfordshire may determine 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.
I have been pointed in your direction by two or three local selling agents in Hertfordshire to select a conveyancer on your site. What’s the financial upside for Estate Agents to offer your site over and above another?
We refuse to make any financial incentive for sending work our way. We found it would be just too difficult to pay a commission because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.