Some advice if I may. My Hertford lawyer is assuring me that he has toorder Hertford conveyancing searches becausethe firm are on the Virgin Moneyconveyancing panel. Do I not have any options here?

Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a mortgage company your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Hertford conveyancing searches.

If you had a top tip for selecting a conveyancing solicitor in Hertford what would it be?

It would be unwise to be tempted by the lowest Hertford conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

We are buying a terrace house in Hertford. The intention is to convert the garage to a playroom at the house.Will legal due diligence on the property include checks to see if these alterations are permitted?

Your conveyancer should review the deeds as conveyancing in Hertford will on occasion identify restrictions in the title deeds which prohibit categories of changes or require the consent of another owner. Some extensions need local authority planning consent and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor prior to committing yourself to a purchase.

About to purchase maisonette in Hertford. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Hertford conveyancing practitioner is on the Aldermore conveyancing panel.

Are there restrictive covenants that are commonly identified as part of conveyancing in Hertford?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Hertford. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Is it simple use your search tool to choose a conveyancing solicitor in Hertford on the authorised to act for my lender?

Step one is to pick a lender such as Halifax, Norwich and Peterborough Building Society or Nottingham Building Society then choose your location for example Hertford. Conveyancing practices in Hertford and beyond will then be identified.

I am hoping to put an offer on a small detached house that appears to meet my requirements, at a great price which is making it more attractive. I have since been informed that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a leasehold house in Hertford. Conveyancing lawyers have not yet been appointed. Will my lawyers set out the implications of buying a leasehold house in Hertford ?

Most houses in Hertford are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. It is clear that you are buying in Hertford so you should seriously consider shopping around for a Hertford conveyancing solicitor and check that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example requiring the freeholder’spermission to carry out alterations. It may be necessary to pay a service charge towards the maintenance of the estate where the property is part of an estate. Your conveyancer should report to you on the legal implications.

Hertford Leasehold Conveyancing - Sample of Questions you should consider before Purchasing

Best to be warned if window replacement or some other major work is anticipated that will be shared amongst the leasehold owners and could well materially impact the level of the maintenance costs or necessitate a one time payment. Does this lease have more than 82 years left? How is the lease structured?