My financial adviser says he needs my Hertfordshire solicitor’s panel reference for the Nationwide conveyancing panel. What is the best way to find this out. I have contacted my local Hertfordshire branch but they cant find it on their system.

The sensible thing to do is ask for this information from your Hertfordshire lawyer . Most Hertfordshire conveyancing firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

What is your number one tip for choosing a conveyancing solicitor in Hertfordshire

It would be unwise to be seduced by the lowest Hertfordshire conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

We previously appointed solicitors locally in Hertfordshire on the Virgin Money solicitor panel. They are now charging me an additional fee for dealing with the Virgin Money mortgage. Is this an additional conveyancing fee set by Virgin Money?

As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your solicitor can levy a fee for this. This charge is not set by Virgin Money but by your Hertfordshire property lawyer. Numerous firms on the Virgin Money panel will levy ’dealing with mortgage’ fee but plenty of firms include it on their overall fee.

I had a mortgage agreed in principle with Santander. Hertfordshire conveyancing lawyers have been instructed. What is the average time that one could expect to receive a mortgage offer from Santander?

Some lenders take longer than others. Have Santander done the survey? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Have purchased a a detached house in Hertfordshire , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Hertfordshire conveyancing solicitor has been painfully slow, so I want to be certain the registration is dealt with.

There is nothing unique about conveyancing in Hertfordshire registration formalities. As opposed to being determined by geographic area, timeframes can vary depending on the party submitting the application, whether there are errors and if the Land registry must send notices to any interested parties. Currently roughly 80% of such applications are fully dealt with within two weeks but some can be subject to longer delays. Historically registration takes place after the purchaser is living at the property so 'speed' is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your lawyers must contact the land registry and explain the circumstances.

I need to appoint a conveyancing solicitor for some conveyancing in Hertfordshire. I have discover a site which seems to have the perfect answer If it is possible to get all formalities done via web that would be ideal. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

There are plenty of properties in Hertfordshire on unadopted roads. I am acquiring such a property. Are there any benefits to purchasing a house on a privately owned road?

Hertfordshire conveyancing firms will be familiar with conveyancing houseson unadopted roads. Your conveyancing practitioner should investigate title to identify any rights or liabilities. It is possible that there is a management company (wholly owned by residents) that proprietors make annual contributions for the upkeep of the road. If one exists, the road will likely be maintained and look nicer than publicly maintained.