It is 10 years ago since I acquired my property in Hertford. Conveyancing solicitors have now been appointed on the sale but I can't find the title deeds. Will this cause complications?
You need not be too concerned. First there is a possibility that the deeds will be kept by your mortgage company or they may be in the possession of the lawyers who acted in the purchase. Secondly in all probability the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Hertford relates to registered property but in the rare situation where your home is unregistered it is more tricky but is not insurmountable.
My wife and I purchasing a terrace house in Hertford. Our aim is to carry out an extension to the side at the house.Will legal work on the property involve enquiries to see if these alterations are allowed?
Your property lawyer will check the registered title as conveyancing in Hertford can occasionally reveal restrictions in the title documents which prohibit categories of works or require the consent of another owner. Certain additions need local authority planning permissions and approval in compliance with building regulations. Some 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.
When it comes to lenders such as Nottingham, do Hertford lawyers have to pay a yearly amount to be on the list of approved solicitors?
We are not aware of any lender fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
I had an offer accepted on a property in Hertford on 18/12/2018, valuation was booked 3 days after, received a clean bill of health. Solicitor retained, so all that was missing was my mortgage offer. Having made daily calls to Yorkshire BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Yorkshire BS conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am purchasing a new build house in Hertford with a mortgage from Norwich and Peterborough Building Society. The developers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not reveal to my solicitor about the side-deal as it could adversely affect my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Am I better off to appoint a Hertford conveyancing practitioner based in the location that I am purchasing? An old friend can conduct the conveyancing however they are based 400miles away.
The primary upside of using a high street Hertford conveyancing practice is that you can pop in to execute documents, deliver your ID and pester them where appropriate. Having local Hertford know how is a bonus. That being said it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and they were happy that should surpass using an unknown Hertford conveyancing solicitor solely due to them being based in the area.
Can you suggest a cheap Hertford conveyancing practitioner for buying an apartment? A friend suggested one but their quote was £1150 for a 175k property. I think thats high. The mortgage company will be UBS.
The purpose of this site is restricted to being a directory service for solicitors who want to be listed as being on the approved conveyancing panel for UBS in certain areas for example Hertford . We dont recommend any particular property lawyer.