I require conveyancing for an apartment in a relatively new development (five years built) in Hertfordshire. Almost all the properties are already disposed of. Is it strictly necessary to order local searches for my conveyancing in Hertfordshire?
You would be putting yourself at risk in not carrying out Hertfordshire conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would strongly advise in no uncertain terms that you have them. If time pressures and cost are top of your concerns you should consider with your conveyancer about the options such as indemnity insurance available to you
How does conveyancing in Hertfordshire differ for newly converted properties?
Most buyers of new build property in Hertfordshire come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is finished. This is because new home sellers in Hertfordshire tend to acquire the real estate, 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 conveyancers 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 used to new build conveyancing in Hertfordshire or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Hertfordshire is where the house is located. Is there any guidance you can give?
Flying freeholds in Hertfordshire are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hertfordshire you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hertfordshire may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
What tools are available to locate a Hertfordshire solicitor on the HSBC Bank conveyancing panel? I have wheels and am willing to travel upto 25kilometers to meet the solicitor.
You can use the facility on this page. Please select a bank and your location and you will see a number of Hertfordshire conveyancing lawyers locally. We have listed some Hertfordshire conveyancing firms towards the end of this page and you can telephone them to see if they are on the HSBC Bank approved list
I am 3 weeks into a residential purchase having been directed to a firm by the selling agent to perform conveyancing in Hertfordshire. I am am very frustrated with the quality of service. Could you you assist me in finding new solicitors?
A conveyancer would have to be very poor to suggest diss instructing them. Has the mortgage offer been generated? If so you will need to make them aware of the new conveyancer and ensure the offer are re-issued. The conveyancer should be on the banks approved list to avoid escalating costs and frustration. That should be your starting point. The search tool can help you find a lender approved solicitor for your home move in Hertfordshire