I am in the throes of changing my current homeowner loan to a Buy to Let Skipton Building Society mortgage. I have been informed by my broker that I need a conveyancer for this. I spoke to my former Hertfordshire conveyancing solicitor who who completed the conveyancing when I initially acquired the house. The costs illustration supplied of £500 has surprised me as its a remortgage than a sale or purchase.

The estimate does seem a tad steep. Where you are willing to spend time scrutinising costs you could get the conveyancing a bit cheaper by perhaps £100 plus VAT. On the other hand, assuming were content with the conveyancing the firm offered you maycome to rue opting for an an unknown solicitor. Don't forget to enquire that the solicitor can act for Skipton Building Society. You can employ our search tool to locate a Hertfordshire conveyancing firm on the Skipton Building Society member panel, which can often include conveyancing solicitors in Hertfordshire.

I am the registered owner of a freehold residence in Hertfordshire but nevertheless invoiced for rent, why is this and what is this?

It’s unusual for properties in Hertfordshire and has limited impact for conveyancing in Hertfordshire but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.

I had intended to instruct a conveyancing solicitor in Hertfordshire for our home move. Our broker has since advised us that our bank Alliance & Leicester won't deal with them. Why is this not regarded as unfair competition?

Before the recession most mortgage companies had an appetite for risk which was higher than today. Almost all Hertfordshire conveyancing firms would have been on many lender panels. The FSA in 2010 completed a thematic review into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more data from law firms about their operations and the individuals who work for them and establishing certain criteria such a completing on a minimum amount of conveyancing. Many Hertfordshire conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Hertfordshire is one of the numerous areas where the solicitors we list are are approved Alliance & Leicester .

Me and my brother purchased a semi-detached Victorian house in Hertfordshire. Conveyancing practitioner acted for me and Santander. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?

You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hertfordshire and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing solicitor who completed the work.

Due to the guidance of my in-laws I had a survey completed on a property in Hertfordshire ahead of retaining conveyancers. I have been advised that there is a flying freehold aspect to the property. The surveyor has said that some banks will not issue a loan on this type of premises.

It varies from the lender to lender. Lloyds has different instructions for example to Birmingham Midshires. If you contact us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Hertfordshire. Conveyancing will be smoother if you use a solicitor in Hertfordshire especially if they are familiar with such properties in Hertfordshire.