The benefits of access to local knowledge when you move are considerable. Associations with local authorities and other sources of detailed Hertford issues are maintained by our Solicitors to streamline the Conveyancing process and they pay close attention to issues commonly arising during Hertford transactions.

We have assisted home movers throughout Hertford, including Conveyancing in SG13, SG14.

What are the consequences if your solicitor is not on your Lender's panel?

Mortgage lenders maintain panels of solicitors who they will instruct to carry out legal work on mortgages. At one time, many lenders, especially the large banks, were prepared to instruct any firm of solicitors who asked to be placed on their panel. However, mortgage lenders have started removing firms which do not carry out much work for them, or have not met certain additional criteria. To proceed where your Hertford lawyer is not on a mortgage lender' s panel, you have the following options:

• Instruct another firm who is on your lender's panel, or,
• Find a mortgage from a different lender

You could also choose to work with your current solicitor, but you will have to pay the lender's costs in addition to your own, as they will instruct a member of their panel.

Looking for a mortgage lender with a branch in Hertford, Hertfordshire, try:

• Halifax, 5-6, Market Place, SG14 1DS - Tel: 01992 906134
• Lloyds TSB Bank plc, 1, Bircherley St, SG14 1BU - Tel: 0845 3000000
• Santander, 20, Maidenhead St, SG14 1EA - Tel: 0845 7654321

Will your property purchase in Hertford be affected by HS2?

The Government is planning on building a high speed rail link between London and Scotland called High Speed 2 (HS2). The first phase is between London and the West Midlands and could be up and running by 2026. However, construction works are due to begin as soon 2017. Even if the planned construction work would not require the demolition of a home, it could still be affected by noise, dust and other problems while the line is under construction. To check whether your property is within 200 metres of the proposed HS2 route, your solicitor will carry out a local authority search. Properties may also be adversely affected once the line has been completed and trains are running.

High Speed 2 (HS2) Searches

Only residences within 200 metres of HS2 construction work and the route itself will be identified during a local authority search, and works will last for at least eight years. This may mean long-term and extensive disruption to the enjoyment of your property if you choose to buy in affected parts of Hertford. Clear mapping to the closest point of the HS2 line is available via a thorough High Speed 2 search:

• Is the property located near stage one of the line?
• How will works affect the property?
• How will the fully operational line affect the property in years to come?
• Is the nearby route in a cutting, in a tunnel, or on a viaduct?

The HS2 report is reinforced by a £10mil indemnity policy. Your solicitor can advise further if necessary.

My property is within 200 metres of HS2 - should I be worried?

Only residences within 200 metres of HS2 construction work and the route itself will be identified during a local authority search. A more detailed search in these cases will also help you ascertain whether your new home will be affected. In cases such as those arising from HS2, seeking compensation for noise and other factors is currently a lengthy process. Fridaysmove do not intend to comment on the merits of the scheme, the UKs current planning system, and the time it takes to implement large infrastructure schemes.

Searches

If your are planning to purchase a new home in Hertford a conveyancer is required to conduct Searches. The Local Authority for Hertford is East Hertfordshire District Council, The Causeway, Bishop's Stortford, Hertfordshire, CM23 2EN. Tel: 01279 655 261