What is the best way to check that the solicitor conducting my conveyancing in Berkhamsted is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Lloyds TSB Bank thus spending £187.00 plus VAT in supplemental legal fees.

Feel free to make use of the find a conveyancing panel solicitor tool on this web page. Please choose the lender and type ‘Berkhamsted’ or your location and you will be presented with numerous solicitors offices in Berkhamsted or by proximity to you.

I am helping my step-mother sell her house in Berkhamsted. Does the solicitor arrange the energy assessment or do I organise this?

After the abolition of Home Information Packs, EPC’s was kept a required element of selling a property. An EPC should be commissioned before the property is placed on the market. It is not a task that solicitors ordinarily organise. Where you are using a Berkhamsted conveyancing practitioner they might be able to arrange energy assessments due to their relationships with long established local assessors

Is it the case that all Berkhamsted CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing list of approved firms?

It is true that some lenders now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.

We are getting the release of further monies on our mortgage from UBS as we intend to conduct improvements to our house in Berkhamsted. Are we obliged to select a local Berkhamsted solicitor on the UBS conveyancing panel to deal with the legals?

UBS do not ordinarily instruct a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS panel.

Have completed on a a detached house in Berkhamsted , how long will it take for the Land Registry to register my title? My Berkhamsted conveyancing solicitor works at snail pace, so I want to check the registration formalities are dealt with.

There is nothing unique when it comes to conveyancing in Berkhamsted registration formalities. As opposed to being determined by geographic area, timescales can differ depending on who lodges the application, whether it is in order and if the Land registry must send notices to any other persons or bodies. At present roughly 80% of such applications are fully addressed within 12 days but some can be subject to longer delays. Registration is effected after the purchaser has moved in to the premises so registration formalities is not typically an essential issue yet where there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for an expedited registration.

I've recently bought a leasehold house in Berkhamsted. Am I liable to pay service charges relating to a period prior to completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Berkhamsted Conveyancing for Leasehold Flats - Sample of Queries before Purchasing

It is important to be aware whether changing the roof or some other significant cost is coming up to be shared between the tenants and could well dramatically impact the level of the service costs or necessitate a one time invoice. Are there any major works in the planning that will increase the maintenance charges? It would be wise to find out as much as possible concerning the company managing the building as they will either make your life much simpler or problematic. Being a leasehold owner you are often in the clutches of the managing agents from a financial perspective and when it comes to every day issues such as the upkeep of the common parts. Ask other tenants what they think of them. Finally, investigate as to the dates that you are obliged pay the service charge to the managing agents and specifically how they are spending that money.

Been searching for a lawyer for freehold sale conveyancing in Berkhamsted. I'm selling, uncomplicated no mortgage to redeem, no rush, no onward purchase. Received a quote from a lawyer for £900 excluding VAT which is a tad steep considering its so straightforward. Is it possible to find less expensive fees for conveyancing in Berkhamsted?

Considering it’s a sale only, £450 + VAT should be about the best for a Berkhamsted solicitor firm.