Unfortunately I am unable to travel far from Hertfordshire. Please clarify why all Hertfordshire lawyers are not on all mortgage company panels?
Banks ordinarily impose restrictions on either the nature or the number of conveyancing solicitors on their approved list of lawyers. A common example of such criteria being that the firm is required to have at least two partners. As well as restricting the nature of firm, some have made a decision to reduce the size of their panel they use to act for them. It is worth noting that banks have no responsibility for the accuracy of service supplied by any Hertfordshire solicitor on their panel. Property fraud was the main trigger for the rationalisation of solicitor panels from 2008 notwithstanding that there are differing assessments concerning the extent of solicitor involvement in some of that fraud. Data via the Land Registry reveal that thousands of conveyancing practices only conduct one or two conveyances annually. Those advocating conveyancing panel culls ask why law firms deserve the right to remain on a bank panel when clearly property law is not their primary expertise?
I am purchasing a house and need a conveyancing solicitor in Hertfordshire who is on the TSB conveyancing. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for TSB in certain locations such as Hertfordshire. We dont recommend any particular firm.
We are selling our house in Hertfordshire and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed a factory type conveyancing practice as opposed to a conveyancing solicitor in Hertfordshire. Having lived in Hertfordshire for many years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek clarification need.
It would appear that you have a conveyancing lawyer already. What do they say? You should check with 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 illness)
It has been 3 months since my purchase conveyancing in Hertfordshire concluded. I have checked the Land Registry site which shows that I paid £200,000 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 residence 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.
Given that I am about to spend 450k on a house in Hertfordshire I would like to have a conversation with the lawyer regarding thehouse move in advance of appointing the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer due to be doing your property ownership legalities in Hertfordshire.There is no ‘factory style conveyancing’ - each client is unique individual, not a case reference. The solicitors that we put you in touch with believe that the figure you are provided with for residential conveyancing in Hertfordshire should be the amount on the final invoice that you end up paying.