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Conveyancing in Hertfordshire Q & A's

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By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 14/01/18

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 Completion, No Fee’-guaranteed quote, contact our team on 0800 038 6699.

Q.

Bookshops have a plethora of books all about how to do DIY conveyancing such as A Practical Approach to Commercial Conveyancing and Property . Do we necessarily need to use a conveyancing solicitor in Hertfordshire ?

A.

If you wish to endeavour to do so you can take care of he conveyancing without the help of a specialist conveyancer in Hertfordshire .

Of course solicitors firms would suggest that this is a potentially hazardous approach as have a go conveyancers will not have acceptable indemnity insurance that every solicitors practices are duty bound to carry.

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.

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.

When in the process should you speak to a solicitor?

A.

If you choose a conveyancing solicitor with 'no move, no fee' protection, earlier is preferable. Some groups advocate postponing instruction until an offer is accepted, but delays can risk the other side pulling out, particularly in uncertain market conditions.

Q.

We need to complete this purchase as soon as possible, how do we guarantee a fast completion?

A.

It is well established that faster conveyancing is essential to is to employing a proactive solicitor. When choosing a solicitor, ask yourself the following: Did you experience any delays when requesting a quote? Do they use email as the preferred mode of communication? Do they work on a 'no sale, no fee' basis?

Q.

I want to exchange on the legal process my flat inside 2 months - are Homeward Legal really fast solicitors in Hertfordshire ?

A.

Our conveyancing property lawyers have a speed focused approach when completing the legal process for sellers.

Homeward Legals method is to employ new IT and e conveyancing systems . More importantly , we always give you a solicitor incentivised to communicate through all parts of the property chain (line of buyers and sellers) .

Q.

How do you calculate stamp duty rates, and what will we need to pay on a £1131000 Hertfordshire residential property?

A.

Stamp Duty is calculated based on a small number of factors, including the purchase price. It is £56550 on a £1131000 house or flat.