My wife and I have recently appointed a conveyancing solicitor in Hertford. I need to find out whether they are accepted on the The Mortgage Works conveyancing panel. Can you assist?

You should contact your conveyancer and ask them if they can act for the lender. Alternatively please call The Mortgage Works who may be able to assist.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Hertford?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Hertford. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I'm buying a new build house in Hertford with the aid of help to buy. The sellers refused to reduce the amount so I negotiated 6k of additionals instead. The estate agent told me not inform my lawyer about this side-deal as it may affect my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

How do I use the search app to locate a conveyancing solicitor in Hertford on the panel for my lender?

First select a bank such as Barclays , Leeds Building Society or Alliance & Leicester then specify your location for example Hertford. Conveyancing organisations in Hertford and across England and Wales should be listed.

I have just started marketing my basement flat in Hertford. Conveyancing has not commenced, however I have recently had a quarterly service charge invoice – what should I do?

It best that you discharge the service charge as usual given that all rents and service charges will be allotted on completion, so you will be reimbursed 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. Having a clear account will assist your cause and will leave you no worse off financially.

Hertford Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing

The prefered form of lease arrangement is where the freehold interest is in the ownership of the leaseholders. In this situation the tenants have control and notwithstanding that a managing agent is frequently retained where the building is bigger than a house conversion, the managing agent retained by the leaseholders. The answer will be useful as a) areas could result in problems in the block as the communal areas may begin to deteriorate if services are not paid for b) if the leaseholders have a dispute with the running of the building you will need to have full disclosure Does the lease contain onerous restrictions?