Our Hertfordshire conveyancer has identified a discrepancy between the assumptions in the valuation survey and what is revealed within the conveyancing documents. My solicitor has advised that he must check that the lender is happy with this discrepancy and is still content to lend. Is my lawyer’s stance legitimate?
Your lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I am planning on selling our house in Hertfordshire and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street Hertfordshire conveyancer would know this is not the case. For the life of me I don't know why the buyers are using a nationwide conveyancing practice rather than a conveyancing solicitor in Hertfordshire. Having lived in Hertfordshire for 4 years we know of no issue. Do we get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Have completed on a a detached house in Hertfordshire , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Hertfordshire conveyancing solicitor works at snail pace, so I want to check the registration formalities are addressed.
There is nothing unique about conveyancing in Hertfordshire registration formalities. Rather than based on location, timeframes can adjust subject to the party submitting the application, whether there are errors and if the Land registry must send notices to any 3rd parties. As of today approximately three quarters of submission are fully dealt with within two weeks but occasionally there can be longer hold-ups. Registration takes place after the new owner is living at the premises therefore an expedited registration is not typically primary concern but where it is urgent that the the registration takes place urgently then you or your lawyers must contact the land registry and explain the circumstances.
How does conveyancing in Hertfordshire differ for new build properties?
Most buyers of new build premises in Hertfordshire come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because builders in Hertfordshire usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Hertfordshire or who has acted in the same development.
There are a number of houses in Hertfordshire on unadopted lanes. My partner and I are buying such a property. Are there any advantages to buying a property on a privately owned road?
Hertfordshire conveyancing practices are used to transacting propertieson private. Your conveyancer should review the title to find any rights or liabilities. It is possible that there is a management company (wholly owned by residents) that residents make annual contributions for the upkeep of the road. If there is one, the road should be maintained and appear nicer than publicly owned.