I selected a high street firm for our conveyancing in Hertfordshire yesterday. Going through the Ts and Cs I seeI am liable for fees even where the transaction does not complete. Would I be best advised to choose a web based conveyancing company promising no move no charge conveyancing in Hertfordshire?
Generally there is a concession along the lines that if "No Completion No Fee" is offered then the fee levels will generally be uplifted to counteract the conveyances that do not proceed. Dont forget that such promotions generally do not protect you from outlay for instance Hertfordshire conveyancing search expenses.
I am in the process of remortgaging my apartment in Hertfordshire, does my lawyer have to be on the Yorkshire BS Solicitor panel?
In theory, you could use a solicitor that is not on the Yorkshire BS conveyancing panel, but Yorkshire BS 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 conveyancing matter.
I happen to be the sole beneficiary of my late mum's estate and I have everything in my name alone, including the my former home in Hertfordshire. The Hertfordshire property was put into my name in May. I want to move. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership could be considered the same way as though I had purchased the property in May. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. How practical a view banks take of it, depend on the lender as this provision principally exists to identify the purchase and immediately sell or the quick reselling of properties.
We are getting the release of further monies on our home loan from Principality as we wish to conduct a loft conversion to our property in Hertfordshire. Do we need to select a local Hertfordshire solicitor on the Principality conveyancing panel to deal with the paperwork?
Principality would not normally instruct a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality conveyancing panel.
I have paid off my mortgage with Nationwide. I assume I don't need a Hertfordshire solicitor on the Nationwide panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
I have justbecome aware that Arc property Solicitors have closed. They carried out my conveyancing in Hertfordshire for a purchase of a freehold house 18 months ago. How can I check that the property is in my name in the name of the former proprietor?
The quickest way to see if the premises is registered to you, you can carry out 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.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Hertfordshire is the location of the property. Can you offer any opinion?
Flying freeholds in Hertfordshire are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hertfordshire you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hertfordshire may ascertain 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.
Do online conveyancing companies undertake everything a high street Hertfordshire solicitor does or must I use a solicitor for the final stages for my conveyancing in Hertfordshire?
If you choose an online conveyancer they will cover all the things your Hertfordshire conveyancer would cover.