My father advised me that in purchasing a property in Berkhamsted there could be various restrictions prohibiting external changes to the property. Is this right?

There are a number of properties in Berkhamsted which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Berkhamsted should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am aiming to move home in December. Will my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you suggest a removal company in Berkhamsted. Conveyancing solicitor was organised prior to coming across your website.

On the afternoon of completion you can pick up the keys from the property agent but this should only take place after the previous owners conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be handed over. After that you will need to inform the removal company that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can help you find a residential property solicitor in Berkhamsted or a solicitor that specialises in conveyancing in Berkhamsted.

We have agreed to purchase a house in Berkhamsted. An unusual aspect is that the roof has a solar panel. Co-operative have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Co-operative your lawyer must check the conveyancing requirements outlined in Part 2 of UK Finance Lenders’ Handbook for Co-operative. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and solicitors are required to report to Co-operative where a lease fails to comply with these provisions. The specifications relate to the installation of panels on properties countrywide and is not restricted to Berkhamsted.

I am close to exchanging contracts on the sale of our home in Berkhamsted and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A high street Berkhamsted lawyer would know this is not the case. It does beg the question why the purchasers used a factory type conveyancing outfit rather than a conveyancing solicitor in Berkhamsted. Having lived in Berkhamsted for six years we know of no issue. Should we contact our local Authority to get clarification that the buyers are looking for.

It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You should enquire of 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 sickness)

How does conveyancing in Berkhamsted differ for newly converted properties?

Most buyers of new build or newly converted property in Berkhamsted contact us having been asked by the developer to exchange contracts and commit to the purchase even before the property is built. This is because developers in Berkhamsted tend to purchase the site, 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 Berkhamsted or who has acted in the same development.

Due to the encouragement of my in-laws I had a survey completed on a house in Berkhamsted in advance of retaining solicitors. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some lenders tend refuse to give a mortgage on this type of house.

It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to telephone us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Berkhamsted. Conveyancing will be smoother if you use a solicitor in Berkhamsted especially if they are familiar with such properties in Berkhamsted.

I have recently realised that I have Seventy years remaining on my lease in Berkhamsted. I need to extend my lease but my freeholder is can not be found. What should I do?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to track down the lessor. In some cases an enquiry agent would be helpful to carry out a search and to produce a report which can be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a property lawyer in relation to devolving into the landlord’s absence and the application to the County Court covering Berkhamsted.

Berkhamsted Conveyancing for Leasehold Flats - Sample of Questions you should ask before Purchasing

Is anyone aware of any major works in the near future that will likely add a premium to the service costs? How many of the leaseholders are in arrears for their maintenance charge payments? How much is the ground rent and service charge?