We wanted to use a property lawyer in Hertfordshire for our house move. Our broker has since advised us that our mortgage company Barclays Direct won't deal with them. Surely this is unduly restrictive?
A decade ago most banks had a different appetite for risk. Almost all Hertfordshire conveyancing firms would have been on many lender panels. The FSA in 2010 carried out a thematic investigation into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more data from law firms about their operations and their employees as well as set certain criteria such a completing on a minimum number of transactions. 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 amongst the many areas where the conveyancers we recommend are members of the panel for Barclays Direct.
My stepmother advised me that in purchasing a property in Hertfordshire there may be various restrictions preventing external alterations to a property. Is this right?
We are aware of a number of properties in Hertfordshire which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Hertfordshire should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My partner and I are at the point of viewing apartments in Hertfordshire and I am about to put in an offer. Is it premature to have a solicitor in place? I intend to finance via a home loan with Nottingham.
It would be prudent to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are getting a mortgage with Nottingham, ask your prospective lawyers if they are on the Nottingham conveyancing panel otherwise they can't do the mortgage legal work.
I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Hertfordshire lawyer on the Skipton panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
Despite weeks of looking the Title Certificate and documents to my home are lost. The conveyancers who did the conveyancing in Hertfordshire 5 years ago no longer exist. What are my next steps?
Nowadays there are copies made of almost everything, and your conveyancer will know exactly where to locate all the suitable documentation so you can buy or dispose of your property without any difficulty. If duplicates can’t be found, your lawyer can arrange cover in the form of insurance or indemnities against future claims on the premises.
I am purchasing a new build house in Hertfordshire benefiting from help to buy. The builders refused to move on the price so I negotiated £7000 of extras instead. The estate agent advised me not reveal to my conveyancer about this deal as it could adversely affect my loan with Chelsea Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My brother is purchasing a shared ownership flat in Hertfordshire. He has received an estimate by the conveyancing practitioner connected to the estate agents totaling £1300 . It was eight years ago since I sold and purchased a home and the fee was £500. Have fees really gone up that much?
We would recommend that you contact a few local Hertfordshire conveyancing firms requesting prices. It is advisable to base your selection not solely on cost, but on promptness and on how comprehensive the response was.