My wife and I are planning on selling our house in Knebworth and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any high street Knebworth conveyancer would know this is not the case. For the life of me I don't know why the buyers used a factory type conveyancing outfit as opposed to a conveyancing solicitor in Knebworth. Having lived in Knebworth for six years we know that this is a non issue. Do we get in touch with our local Authority to obtain clarification need.

It would appear that you 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 Knebworth differ for new build properties?

Most buyers of new build premises in Knebworth come to us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Knebworth tend to purchase the real estate, 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 accustomed to new build conveyancing in Knebworth or who has acted in the same development.

I am thinking of appointing a conveyancing lawyer in Knebworth for my home move. Is there any facility to review a firm’s record with the legal regulator?

Members of the public may see documented Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. For details Pre 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training purposes.

Do you have any advice for leasehold conveyancing in Knebworth with the purpose of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in Knebworth can be avoided if you appoint lawyers the minute your agents start advertising the property and request that they start to put together the leasehold documentation needed by the buyers’ conveyancers.
If you are supposed to have a share in the freehold, you should ensure that you have the original share certificate. Organising a new share certificate is often a lengthy formality and frustrates many a Knebworth conveyancing deal. If a reissued share certificate is necessary, you should approach the company director and secretary or managing agents (where relevant) for this as soon as possible. If you have had conflict with your landlord or managing agents it is very important that these are settled before the property is put on the market. The buyers and their solicitors will be concerned about purchasing a flat where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is clearly preferable to present the dispute as historic rather than ongoing. In the event that you altered the property did you need the Landlord’s permission? In particular have you installed wooden flooring? Most leases in Knebworth state that internal structural changes or laying down wooden flooring necessitate a licence from the Landlord consenting to such changes. Should you dont have the consents to hand you should not communicate with the landlord without checking with your lawyer in the first instance. Some Knebworth leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any 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.

Knebworth Leasehold Conveyancing - Sample of Queries Prior to buying

The prefered form of lease arrangement is where the freehold reversion is owned by the leaseholders. In this arrangement the tenants have control and although a managing agent is frequently retained where the building is bigger than a house conversion, the managing agent acts for the leaseholders themselves. What is the name of the managing agents?

We have today had a bid accepted on our first house in Knebworth, and are about to get solicitors instructed. I have utilised the different comparison tools and the results are from all over the England and Wales. Is it essential to have a Knebworth conveyancing practitioner local to your potential house? I am fine to do all the communicating over the internet, but I guess at some point we may be required to physically go into the conveyancing practitioner's office to sign documents?

Generally there is no need to physically visit the office of your conveyancer, they can send any relevant documents to you, which you can sign and send back. Many buyers and sellers choose to instruct a locally based solicitor, but it is not essential for conveyancing in Knebworth.