My property lawyer in Hertfordshire is not on the Clydesdale Conveyancing Panel. Can I still use my family solicitor notwithstanding that they are not on the Clydesdale panel of approved conveyancing solicitors?
The limited options available to you here include:
- Carry on with your existing Hertfordshire lawyers but Clydesdale will need to use a conveyancer on their list of acceptable firms. This will inevitably rack up the overall legal fees as well as cause delays.
- Choose an alternative lawyer to act in the conveyancing, not forgetting to check they are Clydesdale approved.
- Try to convince your Clydesdale based solicitor to try to join the Clydesdale panel
Have purchased a a detached house in Hertfordshire , how long will it take for the Land Registry to record my proprietorship? My Hertfordshire conveyancing solicitor works at snail pace, so I want to be certain that my name is recorded.
As far as conveyancing in Hertfordshire is concerned, registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can vary according to the party submitting the application, whether it is in order and if the Land registry communicate with any 3rd parties. Currently roughly three quarters of such applications are fully addressed in less than three weeks but some can be subject to extensive hold-ups. Registration is effected once the purchaser is living at the premises therefore 'speed' is not always top priority yet if it is urgent that the the registration takes place urgently then you or your solicitor could communicate with the Registry to express the reasoning for an expedited registration.
I'm converting the mortgage on my current house to a buy to let loan with National Westminster Bank and intend to use the remaining equity as a down payment on a second property. The area we are talking about is Hertfordshire. Will your solicitors be able to act for both sets of banks and tie in the conveyances?
Make use of our comparison tool on this site to ensure that the conveyancers are on the relevant lender panels. Having checked that they are the solicitor should be able to simultaneously deal with the two deals but you should have a chat with you solicitor and make apparent your expectations and requirements.
I need to instruct a conveyancing practitioner in Hertfordshire for my house move. Can I check a solicitor's complaints history with the profession’s regulator?
One may see published Solicitor Regulator Association (SRA) decisions stemming from inquisitions 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 record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training requirements.
I am a negotiator for a busy estate agency in Hertfordshire where we have experienced a number of leasehold sales derailed due to leases having less than 80 years remaining. I have received conflicting advice from local Hertfordshire conveyancing firms. Can you confirm whether the vendor of a flat can start the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Hertfordshire Leasehold Conveyancing - Sample of Queries before buying
For many Hertfordshire leaseholds the outlay for major works are not wrapped into the service charges, although there some managing agents in Hertfordshire require tenants to pay into a reserve fund and this is used to offset against major works. Most Hertfordshire leasehold properties will incur a service charge for the upkeep of the block invoiced on behalf of the landlord. Should you purchase the property you will have to pay this liability, usually quarterly during the year. This may be anything from a few hundred pounds to thousands of pounds for blocks with lifts and large communal areas. There will also be a ground rent for you to pay yearly, this is usually not a large sum, say around £25-£75 but you should to check as sometimes it can be surprisingly expensive. Make sure you enquire if there is anything that is prohibited in the lease. For instance it is very common in Hertfordshire leases that pets are not permitted in in a block in Hertfordshire. If you like the apartmentin Hertfordshire but your dog can’t live with you then you will be faced difficult compromise.