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Find a Hertfordshire Conveyancing Solictior on Your Lender’s Panel

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

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Recently asked questions about conveyancing in Hertfordshire

Last August we completed a house move in Hertfordshire. We have noticed several issues with the house which we consider were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been conducted as part of conveyancing in Hertfordshire?

The question is vague as what problems have arisen and if they are relate to conveyancing in Hertfordshire. Conveyancing searches and investigations initiated during the buying process are supposed to help avoid problems. As part of the legal transfer of property, the vendor fills in a form known as a Seller’s Property Information Form. answers proves to be inaccurate, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Hertfordshire.

I purchased a freehold residence in Hertfordshire but nevertheless invoiced for rent, why is this and what is this?

It’s unusual for properties in Hertfordshire and has limited impact for conveyancing in Hertfordshire but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Hertfordshire?

There are many registered licenced Conveyancers in Hertfordshire and Solicitor firms in Hertfordshire who provide Conveyancing services It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in transferring property. They may both also handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

We had instructed conveyancing lawyers based in Hertfordshire on the Nottingham solicitor approved list. They have just invoiced me an additional amount for dealing with the Nottingham mortgage. Is this an additional conveyancing fee set by Nottingham?

As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your solicitor is entitled to levy a fee for this. This fee is not set by Nottingham but by your Hertfordshire property lawyer. Plenty of firms on the Nottingham panel will charge ’dealing with mortgage’ fee but some firms include it on their overall fee.

My husband and I have organised a further advance on our mortgage from Co-operative as we want to conduct a loft conversion to our property in Hertfordshire. Are we obliged to choose a nearby Hertfordshire solicitor on the Co-operative conveyancing panel to deal with the legals?

Co-operative don't usually appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative panel.

I need to instruct a conveyancing practitioner in Hertfordshire for my remortgage. Is there any facility to see a firm’s complaints history with the legal regulator?

Anyone can find published Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator may recorded telephone calls for training requirements.

I am hoping to put an offer on a small detached house that appears to be perfect, at a great figure which is making it more attractive. I have since found out that the title is leasehold rather than freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Hertfordshire. Conveyancing advisers have not yet been appointed. Will my lawyers set out the implications of buying a leasehold house in Hertfordshire ?

The majority of houses in Hertfordshire are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are purchasing in Hertfordshire in which case you should be shopping around for a Hertfordshire conveyancing solicitor and be sure that they are used to transacting on leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example requiring the landlord’sconsent to conduct alterations. You may also be required to pay a contribution towards the maintenance of the communal areas where the property is part of an estate. Your solicitor will appraise you on the various issues.

I acquired a basement flat in Hertfordshire, conveyancing was carried out 10 years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Hertfordshire with over 90 years remaining are worth £176,000. The ground rent is £50 levied per year. The lease ceases on 21st October 2072

With just 50 years remaining on your lease we estimate the price of your lease extension to span between £31,400 and £36,200 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.

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