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Conveyancing in Hemel Hempstead Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 18/10/17

Transport and public service information if you’re buying or selling residential property in Hemel Hempstead -

By road: Hemel Hempstead is served by the M1, M25 and A41. By rail: The nearest train station is Hemel Hempstead. By air: London Luton Airport is 11 miles from Hemel Hempstead, while Elstree Aerodrome is 13, London Heathrow Airport and Northolt Jet Centre are 24 miles, Wycombe Air Park and London Heliport are 32 miles, London City Airport is 39, and Turweston Airfield is 41 miles.

Hospital: Hemel Hempstead, Hillfield Road, Hemel Hempstead, HP2 4AD. Council: Dacorum Borough Council (www.dacorum.gov.uk).

Attractions: Museum of Technology, Gadebridge Park Roman Villa, St. Alban’s Cathedral, Shrubhill Common, Chenies Manor House.

Q.

We have had a conveyancing quote from you for a cottage in Boxmoor. Could there be any additional fees that we are unaware of?

No. Homeward Legal never hide any extra costs for conveyancing. Be aware that some firms only provide estimates disguised as quotes. The final bill you receive may be much more than you thought you were going to pay. Homeward Legal’s quotes provide clear statements of your legal fees and disbursements for a standard conveyancing transaction. Try our quote calculator, or call our team of conveyancing experts on 0800 038 6699 to discuss your needs.

Q.

Are the many areas of conservation in Hemel Hempstead likely to affect us?

These areas pinpoint areas recorded as being of historic or architectural significance. Your conveyancing solicitor will be able to provide more details, with regard to the relevant conservation area restrictions in Hemel Hempstead, and whether a potential purchase falls within one of them.

Q.

I am on a deadline and would like to get fast conveyancing for a purchase in Hemel Hempstead, so what can we do to speed up our conveyancing process?

Absolutely crucial to a fast conveyancing transaction is to instruct an experienced and communicative property lawyer early. Our solicitors at Homeward Legal are trained to communicate along the entire property chain, thereby removing any issues in a proactive way. We have also invested in state-of-the-art case management systems fully integrated with HMRC, the Land Registry, and various other bodies involved in the conveyancing tasks. Call our team of experts on 0800 038 6699 for a fixed-fee quote backed up with our ‘No Move, No Fee’ guarantee.

In addition to this, there are several tasks you can also do, such as:

  • quickly answering your property lawyer's questions (by email if possible)
  • regularly requesting status updates from the property lawyer
  • ordering a property survey early in the transaction
  • organising any finance you need early in the process
Q.

Is a building survey sensible when purchasing a house or flat in Hemel Hempstead, regardless of its age?

Homeward Legal highly recommends that all buyers in Hemel Hempstead arrange a building survey, whether you are purchasing a new-build or an older property. Several structural concerns (e.g. roof damage, broken chimney linings, insect infestation, etc.) can negatively affect a property, and issues such as these are not within the remit of the conveyancing itself.

Q.

Is a drainage search a fee or disbursement?

It is not always obvious whether a charge is a disbursement or fee, particularly with the different jargon and technical language used by solicitors. A drainage search charge is a disbursement and not a fee, and is passed on to the buyer at cost. Homeward Legal’s quotes are not estimates, and make the distinction between solicitors’ fees and disbursements very clear, so you will be able to manage the legal expenditure during your move. Use our online quote calculator, or call us on 0800 038 6699 for a fixed-fee quote reinforced with our ‘No Move, No Fee’ guarantee.

Q.

How would a property lawyer advise us on the risk of floods in the Hemel Hempstead area on a buy-to-let building we are hoping to buy?

A qualified property conveyancer applies for formal property conveyancing searches that incorporate Hemel Hempstead flood risk area information. If, however, the level of risk is considered significant, a more in-depth, inexpensive (around £20) flood search can be requested.

Q.

What will be the SDLT be for a £408,000 residence I am purchasing in Hemel Hempstead?

The Stamp Duty Land Tax (SDLT) rate due will depend on what you bought your property for. If your building was purchased for under £125,000, you will not have to pay any stamp duty. In the example cited, the duty owed would be a charge of £10,400 on a property bought for £408,000. Note that the government’s budgeting and housing policies may change the rate or the trigger value. You might wish to use a stamp duty calculator like the one at www.stampdutycalculator.org.uk.

Q.

I’m going to need a mortgage for my mid-terrace house in Hemel Hempstead and I know you work with lenders and brokers in the area, so which ones are they?

The Homeward Legal partnership has solicitors with great experience of working with all the major lenders approved by the Council of Mortgage Lenders. A number of mortgage specialists operate in Hemel Hempstead, including:

  • Independent Mortgage Associates, Ltd., 20-22 High Street, Hemel Hempstead, HP1 3AE
  • One-Stop Finance, Charleston House, 13 High Street, Hemel Hempstead, HP1 3AA
  • Charleston Financial Services, Charleston House, 13 High Street, Hemel Hempstead, HP1 3AA
Q.

DIY conveyancing without the assistance of a Hemel Hempstead conveyancing solicitor looks to be possible when buying a maisonette but would it actually be prudent ?

A.

If you are so inclined try, you can definitely undertake the majority of the legal and technical work without external help from a proficient property lawyer in Hemel Hempstead .

Critically DIY lawyers might come a cropper applicable indemnity insurance which practicing firms and their solicitors must carry.

Q.

Are the many areas of conservation in Hemel Hempstead likely to affect us?

A.

These areas pinpoint areas recorded as being of historic or architectural significance. Your conveyancing solicitor will be able to provide more details, in regard to relevant conservation area restrictions in Hemel Hempstead.

Q.

How is Hemel Hempstead contaminated land investigated when purchasing a property?

A.

A wide range of contaminants caused by natural and human-influenced issues may affect property, such as proximity to scrap yards. An environmental search will reveal this in more detail.

Q.

As a result of the fact that 4 of the top 5 wettest years recorded were in last 10-12 years we are worried that flood risk searches won't be thorough enough?

A.

Environmental searches carried out by your conveyancer in Hemel Hempstead will include the far more in depth search (Landmark) if the risk is deemed significant.

If you are still worried you could attempt to visit a neighbour or local Hertfordshire flood repair expert, e.g. T Woodman Builders, 8 Edenhall Close, Hemel Hempstead, HP2 4ND Tel: 01442 260617.

Q.

How could conveyancing for a sale require so much time and effort? Should we be worried?

A.

The legal work involved in buying or selling Hemel Hempstead property will occasionally suffer setbacks even where there is no chain. Sometimes, these causes are beyond the conveyancing solicitor's influence, Homeward Legal, however, work hard to curtail their effect by using fast search providers. Reasons for delay may include problems with arranging a mortgage.

Q.

In about five weeks we are preparing to move from our semi detached home near Hemel Hempstead into a new house in Hatfield what is the optimum stage to choose a home removal company?

A.

Most solicitors tend to suggest that sellers wait arranging removals until contracts have exchanged as generally a definitive move date will not have been set. For a local Hertfordshire company Hemel Storage, 105 White Hart Dr, Hemel Hempstead, HP2 4JN Telephone: 07591 257344 or Changing Places, 8 Ellingham Rd, Hemel Hempstead, HP2 5LE on 01442 244439.

Q.

Are your low cost solicitors that geared up for act quickly on the conveyancing for auction properties in Hemel Hempstead?

A.

In fact we deal with auctions throughout the UK and frequently take instructions from sellers at auction. It is very important to choose a qualified property conveyancing lawyer as fast as they can to allow sufficient time for a title report of the documents well in advance of the auction day. Thereafter, following the property auction date your experienced lawyer is utterly focused on completing the purchase within the usual 28 days as required .