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Conveyancing in Harpenden Q & A's

Profile photo of Lorraine Imhoff

By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 22/04/17

Commuting from the Harpenden area? ;

Motorists are well served with Harpenden enjoying excellent motorway access close at less than 3 miles of Junction 9 Southbound of the M1.

The nearest airport to Harpenden is Luton Airport (4 miles). Heathrow Terminals 1 2 3 Airport is 25 miles, Heathrow Terminal 5 Airport is 25 miles, Northolt Jet Centre Airport is 19 miles, Elstree Airport is 12 miles and Booker Airport is 24 miles away. The nearest station to Harpenden is Harpenden.

Harpenden Memorial is the closest hospital for Harpenden.

Q.

What are the best conveyancing rates for a 372,000 property?

A.

Misleading conveyancing quotes catch out many sellers and buyers, leaving them to pay sometimes £100s more than planned. Many conveyancers advertise so-called 'the cheapest conveyancing quotes'. Often additional fees will be included in the solicitor's terms. Any extra fees listed in the solicitor's terms ought to be clearly defined. They only apply to matters if your lawyer is required to complete unexpected extra work in your interest, which could not be anticipated at the start of the process. Get a quote using the Homeward Legal quote calculator for the property you are buying.

Q.

How much is the council tax on a Forties semi-detached Band G house in Harpenden?

A.

Your relevant band will ordinarily be given within the conveyancer's title report, as well as by the local council. The correct rates for homes in Harpenden are set out in detail at the St Albans local authority site. Currently on 23 July 2012 the different rates are:

  • Band A - £981.00
  • Band B - £1,145.00
  • Band C - £1,309.00
  • Band D - £1,472.00
  • Band E - £1,799.00
  • Band F - £2,126.00
  • Band G - £2,454.00
  • Band H - £2,944.00

Q.

How do I bypass paying for stamp duty on property?

A.

Stamp duty usually must be paid on purchases over £125,000. Homeward Legal strongly advise against any form of stamp duty avoidance. Such schemes are costly and unreliable.

Q.

We are intending to purchase a barn conversion in the parish of Hunsdon. Do we need a chancel search?

A.

Regardless of the Harpenden parish in which you are purchasing, the conveyancer could advise that a chancel search is ordered. In older areas of Harpenden, chancel repair may be apportioned on current owners of a house where Parochial Church Councils may have spared previous owners or tenants. For property in the parish of Hunsdon, it is not safe to rely on the historical behaviour of the parish council alone as a guide.

Q.

What can a Harpenden conveyancing solicitor do if the building we hope to buy is located in a conservation area and has incongruous artificial stone cladding installed?

A.

The solicitor will always verify if the property is within a designated conservation area and whether any modifications have appropriate consent from the local council.

In the event that no necessary permissions be produced, your conveyancing solicitor will give you professional advice on the options which may include taking out an indemnity policy or obtaining retrospective permission from St Albans local authority.

Q.

Environmental searches are surmised past information and when you factor in current events for example the Met Office warning of more intense rainfall in the future, are they in fact the ideal way t report sufficient information about the Harpenden flood risk area?

A.

Property environmental searches carried out by your property solicitor in Harpenden should include the far more informative search (Landmark) if required.

If you remain still nervous you could attempt to approach a close neighbour or local Hertfordshire flood damage business - such as: D & S Builders Ltd, 5 Roundwood La, Harpenden, AL5 3BW Tel: 01582 463604.

Q.

Will the solicitor in Harpenden conduct any searches on the Hertfordshire Fifties semi-detached townhouse I am intending to buy?

A.

The customary legal procedure is to obtain the following Local Authority (personal or official), Drainage and Water Search (CON29DW or personal) and Environmental, and possibly specific local Harpenden searches for example Official Search of Part with Priority (OS2).

Q.

Why does Harpenden purchase conveyancing go on for so long?

A.

Harpenden conveyancing may be delayed, Homeward Legal, however, aim to diminish their effect if it can be achieved.

 
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