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Conveyancing in Hertfordshire Q & A's

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By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 15/10/17

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

By road: Hertfordshire is served by the M1, M25, A1(M), A10, A41, A120, A414, A446 and A505. By rail: The largest train stations in Hertfordshire are: Berkhamsted, Bishop’s Stortford, Cheshunt, Hatfield, Hemel Hempstead, Hertford, Hitchin, Letchworth, Rickmansworth, St. Albans, Stevenage, Ware, Watford High Street, Watford Junction, and Welwyn Garden City. By air: From Hertfordshire’s county town of Hertford, there are nine accessible airports: London Luton Airport (11 miles), Elstree Aerodrome (16), Northolt Jet Centre (29), London Stansted Airport (30), London Heliport (32), London Heathrow Airport (34), Wycombe Air Park (41), London City Airport (42), and Cambridge Airport (44).

Hospitals (representative): Hertford County, North Road, Hertford, SG14 1LP Watford General, Vicarage Road, Watford, WD18 0HB Hemel Hempstead, Hillfield Road, Hemel Hempstead, HP2 4AD St. Albans City, Waverley Road, St. Albans, AL3 5PN Lister, Coreys Mill Lane, Stevenage, SG1 4AB Herts and Essex, Cavell Drive, Haymeads Lane, Bishop’s Stortford, CM23 5JH Pinehill, Benslow Lane, Hitchin, SG4 9QZ

Council: Hertfordshire County (www.hertfordshire.gov.uk).

Attractions: Natural History Museum of Tring, Lee Valley White Water Centre, Knebworth House, Royal National Rose Society Gardens, Hatfield House, Paradise Wildlife Park, St. Albans Cathedral, Cassiobury Park, Cromer Windmill, Shaw’s Corner, Verulamium Park, Berkhamsted Castle, and The de Havilland Aircraft Museum.

Q.

Do your property lawyers get involved in property auction conveyancing in Hertfordshire?

Yes, we do. Our residential property lawyers frequently handle the legal work for sellers at auction. Our niche team of auction conveyancers have also acted for countless successful bidders at local Hertfordshire property auctions. Canny auction-goers always choose a local lawyer as early in the process as they can, which allows enough time for an investigation of the legal pack well in advance of the property auction. After the auction, your instructed lawyer is absolutely ready to complete the legal side of things in the reduced time-frame, as usually required by the terms and conditions. For the best and clearest quote, why not try our quote calculator? Or, if you want to talk to someone, you could call our expert auction team on 0800 038 6699.

Q.

Should we order a chancel search if we are buying in the parish of Ware in Hertfordshire?

Whether you are buying a residence in Hertfordshire or elsewhere in the county, the property lawyer could advise that a chancel search be ordered. Though some Parochial Church Councils have chosen to impose chancel repairs on the current owners, it cannot be guaranteed that a parish, where repair costs have not been paid before, will continue to be free from liability. In the event that chancel liability may apply, your solicitor might recommend insurance rather than pulling out of the purchase.

Q.

Can we check that the property we are buying in Stevenage is in a conservation area?

There are several locations near or within Hertfordshire that have architectural or historical merit, and which are registered as conservation areas. You may wish to contact the council for further information, but your solicitor will investigate the impact of conservation areas or other planning restrictions.

Q.

Bookshops have myriad books about DIY-conveyancing, such as A Practical Approach to Commercial Conveyancing and Property, by Robert Abbey. Therefore, do we really need to use a conveyancing solicitor in Hertfordshire?

There is no legal requirement for you to appoint a property solicitor if you want to perform the conveyancing yourself without assistance. However, you should be aware that the conveyancing process can be quite complex and the tasks difficult to resolve and complete, which means that you are likely to incur delays and put your house-move in jeopardy. You will also not have the requisite personal indemnity insurance that all solicitors’ practices are legally obligated to carry. Give our team of experts at Homeward Legal a call on 0800 038 6699 to discuss what you need and to obtain your free, fixed-fee quote.

Q.

I am on a deadline and will need to get fast conveyancing in Hertfordshire, but what do we need to do?

The key to speeding up the conveyancing process is to employ a proactive, diligent and communicative solicitor, like the ones we have on our panels at Homeward Legal. There are also several tasks that you as the buyer can do to get moving sooner. These include:

  • arranging your mortgage offer early
  • keeping in regular contact with the solicitor and applying pressure if you suspect any unnecessary delays
  • completing and returning all forms as soon as possible
Q.

Would acquiring a home-buyer’s survey be sensible when buying a new-build property in Hertfordshire?

The Royal Institution of Chartered Surveyors strongly advise buyers to order a property survey when planning to buy a house in Hertfordshire, regardless of its age. It is a fact that there are several structural problems that can affect a property (for example, cracks around doorframes, or evidence of damp). These will not be reported on by a solicitor, so it makes sense to get a buildings expert in to check it over for your peace of mind.

Q.

On average, what will searches for a house in Hertfordshire cost?

With a Homeward Legal solicitor, a client will be expected to pay a maximum £249 for a standard bundle of searches. These searches are disbursements, and are charged at cost.

Q.

Do we need to employ the conveyancing solicitor suggested by the estate agent in Hertfordshire?

It is common for estate agents to refer you to one or more conveyancing firms. However, such referrals must be carefully considered, as an agent may select whichever firm pays the most per referral, and not necessarily the most suitable one for you. To discuss your needs and to obtain your free, fixed-fee, ‘No Move, No Fee’-guaranteed quote, contact our team on 0800 038 6699.

Q.

Do we need to employ the conveyancing solicitor used by the agent?

A.

It is common for agents in Hampshire to refer one or more conveyancing firms, however, such referrals must be carefully considered, as an agent may select whichever firm pays the most per referral, not the most suitable for you.

Q.

What are searches in relation to?

A.

These searches are an accepted set of enquiries ordered on your behalf, such as a mining search, and will only cover facets affecting the legal title.

Q.

Which Hertfordshire mortgage lender panels are you on?

A.

Most lenders in Hertfordshire are on our Hertfordshire solicitors' panel. Lenders and mortgage specialists in Hertfordshire include Independent Mortgage Advice Bureau Ltd, Buckingham House Desborough Road, High Wycombe, HP11 2PR, and Naked Finance, Suite 31 Central Chambers/The Broadway, London, W5 2NR.

Q.

How can Hertfordshire purchase conveyancing be so drawn out?

A.

Conveyancing could be subject to numerous interruptions or delays, Homeward Legal, however, do our best to reduce the impact of these delays if it can be achieved. Reasons for delay include waiting for responses from third parties.

Q.

What will searches on average cost?

A.

With a Homeward Legal solicitor, a client will be expected to pay at a maximum £249 for a standard bundle of searches. These searches are disbursements, and are charged at cost.

Q.

The property seller has unfortunately installed artificial stone cladding on the house in Hertfordshire which I think might possibly infringe on nearby conservation area criteria

A.

The property lawyer should ascertain whether your new home is located within a designated conservation area and whether any alterations have requisite consent from the local authority.

Q.

What can contaminate land in Hertfordshire. Are they a problem?

A.

Land is contaminated by several environmental concerns, and an environmental search should clarify to what extent a specific property can be impacted by Hertfordshire contaminants like a proximate telecommunications base station.