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.

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

Recently asked questions about conveyancing in Hertfordshire

Having sold my house in Hertfordshire last February yet the purchaser is telephoning every few hours to say her conveyancer is waiting to hear from mysolicitor. What should have happened now that I have sold?

Post completion of your house sale your conveyancer should forward the transfer deeds and all of the paperwork to the buyer’s conveyancer. If applicable, your lawyer should also evidence that the legal charge in favour of the lender has been repaid to the buyers lawyers. There is unlikely to be post completion requirements just for conveyancing in Hertfordshire.

My aunt passed away six months ago and as sole heir and executor I was left the property in Hertfordshire. The house had a relatively small loan remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this possible?

Where you intend to refinance then HSBC will require that you use a conveyancer on the HSBC conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your HSBC conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the HSBC mortgage is registered as a charge at the Land Registry.

I am helping my step-mother sell her property in Hertfordshire. Will the conveyancing solicitor arrange the energy performance certificate or it is for the seller to coordinate?

After the demise of Home Packs, energy assessments became a required part of selling a house. An energy performance certificate should be commissioned prior to the property being placed on the market. It is not as aspect of the sale process that conveyancers ordinarily arrange. Where you are instructing a Hertfordshire conveyancing solicitor they might be willing to arrange energy assessments given their relationships with reputable local accredited person

When it comes to lenders such as UBS, do Hertfordshire lawyers face a yearly amount to be on the conveyancing panel?

We are not aware of any bank fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

How can we know in advance if a Hertfordshire conveyancing solicitor on the Nottingham panel is any good?

When it comes to conveyancing in Hertfordshire obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer handling your conveyancing.

The deeds to my house are lost. The conveyancers who did the conveyancing in Hertfordshire 5 years ago are no longer around. Will I be able to sell the house?

Nowadays there are duplicates made of almost everything, and your conveyancer should be aware exactly where to find all the appropriate paperwork so you may buy or dispose of your house without a hitch. Where duplicates are not available, your lawyer can arrange cover in the form of insurance or indemnities against future claims on your property.

I opted to have a survey done on a house in Hertfordshire in advance of retaining conveyancers. I have been informed that there is a flying freehold overhang to the property. The surveyor has said that some lenders may not give a mortgage on a flying freehold home.

It depends who your proposed lender is. Lloyds has different requirements from Halifax. Should you wish to call us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Hertfordshire. Conveyancing may be slightly more expensive based on your lender's requirements.

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