"Whether you are buying or selling, awareness of local considerations will positively impact the likelihood of a successful sale or purchase. Our Conveyancing specialists in Hertfordshire have close working associations with a broad range of local information sources. Issues frequently arising in the region are also taken into consideration, thanks to this local expertise.

We have assisted home movers throughout Hertfordshire, including Conveyancing in AL1, AL2, AL3, CM21, EN6, EN7, HP2, HP4, SG1, SG2, SG4, WD3, WD6."

Local issues considered by Hertfordshire Conveyancing Solicitors:

Council Tax Rates in Hertfordshire

The sellers conveyancing solicitor will confirm the council tax banding and rates for the house or flat being sold. Hertfordshire Council Tax rates are set by East Hertfordshire Council. 2012/13 bandings are* -

• Band A - £991
• Band B - £1156
• Band C - £1321
• Band D - £1486
• Band E - £1816
• Band F - £2147
• Band G - £2477
• Band H - £2972

*Source - www.communities.gov.uk

Will your property purchase in Hertfordshire be affected by HS2?

A high speed rail link between London and Scotland (HS2) is planned by the Government. Works are due to start in 2017, with the rail line up to Birmingham going online by 2026. HS2's affect on property values and the environment is of concern to many Hertfordshire inhabitants. Your conveyancing solicitor will conduct a local authority search to confirm how close the HS2 line lies to your proposed purchase. The exact distance between a residence and the proposed route will be difficult to ascertain reliably, as will be the impact on nearby property.

Getting a reliable HS2 search

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 Hertfordshire. A thorough search is fortunately available, called a HIGHSPEED 2 search. HS2 issues the search addresses:

• In which ways will HS2's proximity affect the home? (e.g value, noise)
• Is the nearby line through a tunnel, in a cutting, at ground level or on a viaduct?
• Does the home line near the first stage of the route? (London to Birmingham)

This report is also backed by £10 million professional indemnity insurance. Your solicitor can advise further if necessary.

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

Construction work, traffic, noise pollution and vibration are all factors which could affect homes further than two hundred metres from HS2, but a local authority will not reveal this. This is primarily why a detailed search will be useful, offering more information as to HS2's impact on homes lying very close to the line. In cases such as those arising from HS2, seeking compensation for noise and other factors is currently a lengthy process. Compensation measures will include:

• A refreshed hardship scheme
• A sale and rent back scheme
• A streamlined purchase scheme
• A streamlined small claims scheme for construction damage

In addition, measures to reinforce confidence in properties located above underground parts of the route will also be undertaken. Note that Fridaysmove do not intend to comment on the merits of the HS2 scheme, or the impact felt by Hertfordshire residents and home buyers.

Issues to consider when your lawyer 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. Increasingly however, lenders have lowered the number of firms which they will accept and allow to perform this work. If your conveyancing solicitor is not on your preferred lender's panel, then the lender will not instruct that firm to act in connection with the mortgage. You then have a choice; you could either obtain a mortgage from another lender, or instruct another firm of conveyancer who are on the panel. Generally, it is cheaper to have the same firm act both for you and your lender, but you could also choose to persist with both your first choice of lender and solicitor, and pay for a lawyer selected by the lender to carry out the relevant legal work. Be aware of the following, if you choose to remain with your first choice of law firm:

• You must now pay the lender's costs in addition to your own
• You will not get any priority from the lender's solicitors, as they will have many other cases underway, and you are unable contact these solicitors directly