It may have been a long time coming a mortgage offer from HSBC for the refinancing of my 3 room flat is expected any day now. Are you able to put forward a low cost conveyancing solicitor in Hertfordshire?

This site is not designed to aid those in pursuit of the cheapest conveyancing solicitors in Hertfordshire. We can offer you value for money conveyancing but we do not aim to advertise as being the cheapest. Avoid the trap of appointing organisations offering ninety nine pound conveyancing in Hertfordshire. At best, in choosing a lawyer for cheap conveyancing, you will end up with what you pay for and at worst you will end up invoiced for additional fees and still not end up with the service required.

My wife and I have arranged the release of further monies on our home loan from Santander as we wish to conduct improvements to our house in Hertfordshire. Are we obliged to appoint a nearby Hertfordshire solicitor on the Santander conveyancing panel to deal with the paperwork?

Santander do not ordinarily appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander panel.

We were going to get a DIP from Bank of Ireland this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Hertfordshire solicitors on the Bank of Ireland conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Hertfordshire solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.

I have decided to exercise my right to buy my property in Hertfordshire off the council. I have a mortgage agreed with Yorkshire BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.

Just had an offer accepted on a new build apartment in Hertfordshire. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Hertfordshire

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please confirm the Lease plans are surveyor prepared. There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

Jane (my partner) and I may need to let out our Hertfordshire garden flat for a while due to a career opportunity. We used a Hertfordshire conveyancing practice in 2002 but they have closed and we did not think at the time seek any advice as to whether the lease allows us to sublet. How do we find out?

Even though your previous Hertfordshire conveyancing solicitor is not available you can review your lease to check if it allows you to sublet the property. The rule is that if the lease is non-specific, subletting is permitted. Quite often there is a prerequisite that you are obliged to seek permission via your landlord or some other party in advance of subletting. This means you not allowed to sublet without prior permission. Such consent is not allowed to be unreasonably withheld. If the lease prohibits you from letting out the property you will need to ask your landlord for their consent.

Hertfordshire Leasehold Conveyancing - Examples of Queries Prior to buying

Where a Hertfordshire lease has fewer than eighty years it will impact the salability of the property. It is worth checking with your lender that they are content with residual term of the lease. A short lease means that you will almost definitely require a lease extension at some point and it is worth discovering what this will be. Remember, in most cases you would need to own the property for two years before you are legally able to carry out a lease extension. Is anyone aware of any major works anticipated that will likely increase the service costs? Is there a share of the freehold?

I pay a service charge for my appartment in Hertfordshire. As a result of personal circumstances I slipped into arrears with remittance. The managing agents agreed a clearance plan but there is still two outstanding at the current time.

I now wish to sell and I am nervous that this may threaten to derail the sale if I have to discharge the arrears first. Do I have to settle before - is this practicable?

It would be wise to speak with the solicitor carrying out your Hertfordshire conveyancing but it may be possible to arrange for the debt to be attributed to the purchasers. The purchase price payable would be adjusted to reflect the amount of debt they assume. They would then discharge the arrears once they are the owners.