We see that you have a search directory identifying law firms on the Co-operative conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Hertfordshire?
We are a listing service only for law firms wishing to communicate if they are on the Co-operative conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Hertfordshire.
My relative suggested that if I am buying in Hertfordshire I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Hertfordshire conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Hertfordshire around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful data concerning Hertfordshire.
The deeds to our house are lost. The lawyers who handled the conveyancing in Hertfordshire 10 years ago no longer exist. Will I be able to sell the house?
As long as the title is registered the information relating to your proprietorship will be documented by HMLR under a Title Number. It is easy to perform a search at the Land Registry, find your house and order up to date copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will usually retain a file copy of the Registered Lease and again, a copy can be ordered for twenty pounds.
In what way can the Landlord & Tenant Act 1954 affect my commercial offices in Hertfordshire and how can your lawyers assist?
The particular law that you refer to provides a safeguard to business lessees, giving them the right to make a request to court for a continuation of occupancy at the end of an expired lease. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Hertfordshire is one of the numerous areas of the UK in which the firms we work with are based
My lawyers in Hertfordshire have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with the lender. Is it case that being on the lender conveyancing panel they need to have retained the file for a prescribed period?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the lender directly.