Find a Harpenden Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Harpenden? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Harpenden transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Harpenden conveyancers for over 130 lenders.

Recently asked questions about conveyancing in Harpenden

Having been suggested to visit your service we were going to use a conveyancing solicitor in Harpenden listed using your search tool but have come across alternative fee calculations on the internet seem cheaper – how come?

There are numerous websites advertising pretending to offer cheap conveyancing, unfortunately it’s common in such cases for extracosts end up with the final invoice being inflated. According to the Legal Ombudsman costs listed in terms of business should be equitable invoiced The law firms that we list for conveyancing in Harpenden genuinely set out all legal fees for a standard conveyancing transaction.

When it comes to lenders such as Leeds Building Society, do Harpenden lawyers have to pay an annual charge to be on the list of approved solicitors?

We are not aware of any bank fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

I have today made my last payment due on my mortgage with Principality. I assume I don't need a Harpenden conveyancer on the Principality panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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:

  1. but are not moving to another property
  2. where Principality has sent the Land Registry the discharge electronically, and
  3. Principality has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Principality mortgage has been paid off.

My offer on a detached house in Harpenden has been accepted, but there is a chain. The vendors have placed an offer on a property, however it’s not yet tied up, and are looking at other apartments in the pipeline. I have chosen a nearby conveyancing solicitor in Harpenden. What should be my next step? At what point do I apply for the mortgage with Kent Reliance?

It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx one thousand pounds, then survey, Harpenden conveyancing search charges, etc). First, you must ensure that your conveyancing practitioner is on the Kent Reliance approved list. As to the next steps this very much dictated by the specifics of your case, attraction to this property and on the state of the market. During a rising market many home buyers would apply for a home loan with Kent Reliance and arrange for the valuation and only if it was satisfactory would they pay their lawyer to move forward with the conveyancing in Harpenden.

My partner and I are selling our house in Harpenden and according to the buyers it appears that there is a risk of it being built on contaminated land. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed an online conveyancing outfit rather than a conveyancing solicitor in Harpenden. Having lived in Harpenden for many years we know that this is a non issue. Should we get in touch with our local Authority to get confirmation need.

It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

The estate agent has sent us the confirmation of our purchase of a new build flat in Harpenden. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Harpenden

    Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

I've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a quick, chain free conveyancing. Harpenden is where the house is located. Can you shed any light on this issue?

Flying freeholds in Harpenden are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Harpenden you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Harpenden 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 premises.

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Find out more about how flying freehold can affect your the value of a property.