Do the conveyancing lawyers that you recommend perform conveyancing in Hertfordshire by way of an attended exchange?
There are a few conveyancing specialists who can conduct one day exchanges. You should call us to receive a costs illustration and details as to availability.
It is is a decade since I acquired my home in Hertfordshire. Conveyancing lawyers have recently been appointed on the sale but I am unable to find my deeds. Will this cause complications?
You need not be too concerned. Firstly the deeds may be kept by your mortgage company or they could be in the possession of the lawyers who oversaw the purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. The vast majority of conveyancing in Hertfordshire relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.
My bid for a property was accepted at auction in Hertfordshire. Conveyancing is necessary. What is next?
Having legally committed yourself to purchase you will need to hire the services of a conveyancing lawyer soon as you are faced with a pending a drop dead date to complete the transaction. Every auction property should have an associated auction set of papers. This should include most,if not all of the paperwork that your lawyer requires. If you have purchased leasehold premises the conveyancing papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You need to hand this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that you have funds in order to complete the transaction on the set completion date.
The formalities of my remortgage has taken place for my property in Hertfordshire. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Barclays have agreed my mortgage in principle, my offer on a flat in Hertfordshire has been accepted, what are the next steps?
Your property agent will want to know who your solicitors are (ensure that the property lawyers are on the lender’s panel). Call up Barclays or your broker and finish off any outstanding paperwork. Barclays will appoint a valuer who will get in contact with the selling agent or seller to book a slot for the valuation to occur. Once carried out (assuming no problems) it takes about a fortnight to receive the mortgage offer. Barclays will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Hertfordshire.
It has been 4 months following my purchase conveyancing in Hertfordshire completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a straight forward, no chain conveyancing. Hertfordshire is the location of the property. What do you suggest?
Flying freeholds in Hertfordshire are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hertfordshire you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hertfordshire may ascertain 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.