How do I find the right solicitor who can supply a quality service for my conveyancing in Harpenden?

First ask the people you trust who they used in the past and if they were happy with the service.

Second, search the web for conveyancing in Harpenden. Call a couple or more firms from the list and invite them to forward you their conveyancing costs illustrations and discuss your needs with the solicitor who will conduct the conveyancing in advance ofcommitting.

Option 3 is to use our search tool to assist you in finding the right lawyers for you based on your personal factors including area of the property,speed, complexity and who your intended lender is. Resist the temptation to go for £99 conveyancing in Harpenden

What does my ID and proof of funds have anything to do with my conveyancing in Harpenden? Why is this being asked of me?

Harpenden conveyancing solicitors as well as nationwide property lawyers throughout the UK have a duty under Anti-terror and anti-money-laundering rules to check the ID of any client in order to ensure that clients are who they say they are.

Conveyancing clients are required to produce two forms of certified identification; proof of identity (usually a Passport or Driving Licence) and evidence of address (typically a Bank Statement less than 3 months old).

Confirmation of source of funds is also required under the money laundering regulations as conveyancers are duty bound to check that the funds you are using to acquire a property (whether it be the deposit for exchange or the total purchase amount where you are a cash purchaser) has originated from a reputable source (such as an inheritance) and is not the product of illegitimate activity.

I am assisting my sister sell her property in Harpenden. Will the conveyancing solicitor order an energy performance certificate or it is for the owner to coordinate?

Following the demise of Home Information Packs, energy assessments was kept a compulsory component of selling a house. An energy assessment needs to be commissioned in advance of the property being placed on the market. It is not something that conveyancers ordinarily organise. Where you are using a Harpenden conveyancing solicitor they might help arrange energy assessments due to their relationships with long established Harpenden accredited person

I have been told by my solicitor that defective lease insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Harpenden?

The right level of defective lease indemnity insurance depends on your lender. It would differ for example between Yorkshire Building Society and Barnsley Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.

I am currently in the process of buying my council flat in Harpenden. I have a mortgage agreed with Bank of Ireland. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.

We're first time buyers - agreed a price, yet the selling agent advised that the owners will only go ahead if we instruct the agent's preferred lawyers as they want an ‘expedited deal’. My instinct tells me that we should use a local solicitor accustomed to conveyancing in Harpenden

We suspect that the owner is not behind this request. Should the owner require ‘a quick sale', turning down a serious purchaser is likely to cause more damage than good. Avoid the agents and go straight to the owners and make the point that (a)you are genuine buyers (b)you are ready to go, with finances in place © you do not need to sell (d) you wish to move quickly (e)but you intend to use your preferred Harpenden conveyancing firm - not the ones that will earn their negotiator at the agency a commission or achieve conveyancing figures pre-set by senior management.

I’m about to sell my garden flat in Harpenden.Conveyancing lawyers have not yet been instructed but I have just had a half-yearly maintenance charge invoice – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as normal because all rents and maintenance charges will be apportionedon completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process