I can see plenty of here about conveyancing in Hertford but what is your top tip for finding the right conveyancer in Hertford

We would encourage you not to go for the cheapest Hertford conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

Last month we had a mortgage agreed in principle with Co-operative. Hertford conveyancing lawyers were chosen. What is the average time that one could expect to receive a mortgage offer from Co-operative?

Some lenders take longer than others. Have Co-operative done the survey? Have you advised Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

About to purchase house in Hertford. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Hertford solicitor is on the Virgin Money conveyancing panel.

It has been 2 months following my purchase conveyancing in Hertford completed. I have checked the Land Registry website which shows that I paid £150,000 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 property 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.

The estate agent has sent us the confirmation of our purchase of a new build flat in Hertford. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Hertford

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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are architect prepared.

I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Hertford is where the house is located. Can you shed any light on this issue?

Flying freeholds in Hertford are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hertford you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hertford 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.

Can you provide any top tips for leasehold conveyancing in Hertford with the purpose of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Hertford can be bypassed where you get in touch lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold documentation needed by the buyers’ solicitors.
If you have carried out any alterations to the residence would they have required Landlord’s approval? In particular have you laid down wooden flooring? Most leases in Hertford state that internal structural changes or addition of wooden flooring necessitate a licence issued by the Landlord consenting to such alterations. If you fail to have the approvals to hand you should not contact the landlord without contacting your solicitor in the first instance. The majority of landlords or Management Companies in Hertford levy fees for providing management packs for a leasehold home. You or your lawyers should find out the actual amount of the charges. The management information sought as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most usual reason for delay in leasehold conveyancing in Hertford. A minority of Hertford leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers. You believe that you know the number of years remaining on your lease but it would be advisable verify this by asking your lawyers. A buyer’s conveyancer will be unlikely to recommend their client to where the remaining number of years is under 80 years. It is therefore important at an early stage that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale.

Hertford Leasehold Conveyancing - A selection of Questions you should consider Prior to Purchasing

What is the maintenance charge and ground rent on the property? Generally speaking the cost for major works are not built into the maintenance charges, albeit that some managing agents in Hertford ask leasehold owners to pay into a reserve fund created for the specific intention of building a fund for larger works. The answer will be important as a) areas could result in problems in the building as the common areas may start to deteriorate if maintenance remain unpaid b) if the tenants have an issue with the managing agents you will need to have full disclosure