Are you searching for a licensed and verified conveyancer in St Albans? Then look no further than Compare My Move as we can connect you with up to 5 trusted conveyancers or conveyancing solicitors in your local area. When comparing quotes through our helpful service, you could even save up to 70% on your conveyancing costs.
For peace of mind, know that we only work with experienced, licensed and qualified conveyancers and solicitors that are accredited by the CLC, SRA, LSS and LSNI. Each partner must go through our strict verification process where our dedicated business team will then continuously monitor their performance to ensure they’re working to our high standards.
Whether you’re buying or selling a property in St Albans, it’s essential that you work with a reliable and experienced conveyancer to help you through the process. They will explain any legal jargon you encounter and take care of the legal aspects of the transaction, such as arranging conveyancing searches.
RMNJ Conveyancing Solicitors
63 Hamilton Square, Birkenhead, CH41 5JF
RMNJ is a conveyancing solicitor firm based in Birkenhead, offering specialist conveyancing services since 1998. Accredited by the Law Society Conveyancing Quality Scheme the team have more than 50 years of experience in the conveyancing industry.
"Fantastic quote easy to use website. Havnt gone through the whole process yet to rate the completion date but hope its fast."
99 Bishopsgate, London, EC2M 3XD
Bishops Gate Law have many years of combined experience as a team in property law. We specialise in helping you with the legal side of the purchase and sale of a house.
"Excellent service, Kunjal and Kaya were always available to help with my many questions! They always seemed on top of everything and had to do very little asking where we were at. Would definitely use again and highly recommended, they are on the more expensive side but it was worth it for the ease."
Juno Property Lawyers Ltd, 43-51 New North Road, London, N1 6LU
Juno are a team of licensed conveyancers who will help you when you want to buy or sell a house.
"Absolutely fantastic, the best experience weve ever had with buying or selling AND weve moved a lot!Excellent communication, personable and a fabulous team, we will use Juno again without failThank you Juno team "
Ross Coates Solicitors
Ross Coates Solicitors, Unit 5-7 Alpha Business Park, Ipswich, IP1 5LT
Ross Coates Solicitors have over 25 years providing our professional and trusted residential conveyancing service across Wales and England.
Alexander Grace Law
A G Law, 7 Kestrel Court, Burnley, BB11 5NA
Alexander Grace Law is an award-winning residential conveyancer, winning ESTAS Best Conveyancer in the North West and County in both 2018 and 2019.
"They were on top of matters. The team were always helpful and kept me informed on most issues. The only slight criticism is I found it hard sometimes to actually speak to someone on the phone which may well be a fault of mine as I am not good with online communication but we got through it."
Attwells Solicitors LLP
Attwells Solicitors LLP, 18 North Hill, Colchester, CO1 1DZ
Attwells Solicitors are a first-class conveyancing solicitor who specialise in conveyancing for buying, selling and both.
"Amazing service, communication, highly recommend Attwells, great work Many thanks."
Connect2law, 5 Kew Road, Richmond, TW9 2PR
Muve Conveyancers are proud to provide our expert conveyancing service across England and Wales.
"Great experience, really ontop of things"
My Law Matters
Regus, 84 Salop Street, Wolverhampton, WV3 0SR
First established in 1986, My Law Matters are professional conveyancing solicitors regulated by the Solicitor’s Regulation Authority.
Moving Direct Property
Suffolk Enterprise Centre, Felaw Maltings, Ipswich, IP2 8SJ
Moving Direct Property can offer an expert and professional conveyancing service all across the UK. We specialise in helping with the sale of a property.
My Home Move Conveyancing
My Home Move Ltd, 5 Barton Close, Leicester, LE19 1SJ
At My Home Move Conveyancing, we understand that buying, selling and remortgaging a house can be a stressful process - that is why we provide professional conveyancing services to make the process clearer, easier and better for every client.
"Lovely company to deal with and once my account was created correspondence was dealt with on line which made for a very smooth process."
Brevis Conveyancing Solicitors
Brevis, Kings Court, Stevenage, SG1 2NG
Brevis Conveyancing Solicitors are a firm of client-based conveyancing solicitors offering help to home movers across the UK.
Taylor Rose MW
Taylor Rose M W, 69 Carter Lane, London, EC4V 5EQ
With a 100 year heritage, Taylor Rose MW are one of the leading law firms in England and Wales.
Whitestone Solicitors Limited
Whitestone Solicitors, 2 West Street, Rochdale, OL16 2EN
Whitestone Solicitors Limited are a team of professional conveyancing solicitors who make every effort to excel in client care and satisfaction.
Conveyancing searches are a vital part of the conveyancing process, especially for buyers applying for a mortgage. Some of these searches include the Local Authority Search, an Environmental Search and a Water and Drainage Search. These will all be arranged by your conveyancer and will reveal any legal or environmental issues connected to the property you’re interested in and the surrounding land.
One of the main conveyancing searches will be the Local Authority Search which is compulsory if you require a mortgage to purchase the home. The search will be made up of two parts, the LLC1 form and the CON29 form. According to St Albans City and District Council, the cost of a full Local Authority Search is £100, which is fairly cheaper than some surrounding cities.
If you require the LLC1 form alone, the cost will decrease to £15 whilst the CON29 form costs £85. There will be additional administration charges of around £10 per document should you require copies. You will also have the option of exploring the CON29O form which is made up of numerous sections. For questions 4-20 the price is £9 each, whilst Q21 is priced at £3 and Q22 at £16.80. Your conveyancer will be responsible for organising these searches and they should go through the results with you when possible.
£15 inc VAT
The LLC1 form shows you any information in the Local Land Charges register. It will find specific charges which apply to a piece of land. These include finance charges, planning charges, Tree Preservation Orders and Land Charges made due to a previous breach of planning rules on the site.
£85 inc VAT
The CON29 form shows you general information about a piece of land. This includes highways, planning history and notices (such as an enforcement notice) that affect the property. You can request either of these forms individually.
Full Official Search Con29 and LLC1
£100 inc VAT
This will contain both the Official compiled LLC1 report and the Official compiled CON29R.
As part of the Environmental Search, your conveyancer should also uncover whether there is any risk of flooding in the local area. To discover this, your conveyancer will likely order a Flood Risk Indicator report from the Land Registry. There will also be useful information on the St Albans City and District Council website, should you wish to do some research yourself.
Properties within close proximity of the River Ver are often prone to flood alerts. If you’re purchasing a home in streets such as Fishpool Street and St Michael's Street, then this search will be essential to your buying process. We also discovered small areas within St Albans are prone to flooding due to surface water, so it’s advised you research the local drainage system to see if any problems have occurred.
According to the UK Flood Risk Map, the biggest influence that causes flooding in St Albans is the River Ver. Whilst the overall risk of flooding in the city is fairly low, properties close to the river have an increased risk, with a 3.3% chance of flooding each year. However, the local council has a Local Emergencies webpage with incredibly helpful information and contact details, should you ever encounter flooding of any sort.
If you’re still concerned about the risk of flooding, it would be wise to discuss the search results with your conveyancer in further detail. They will explain everything simply and clearly to ensure you’re fully informed before committing to the transaction.
As part of the Local Authority Search, your conveyancer should organise a ground stability search which will uncover issues such as subsidence, the risk of landslides and whether the property is located near a mining area. This can be a crucial search for buyers in St Albans as there have been problems with ground stability previously reported amongst homeowners. An example of this would be a home situated in Lime Street Court that was reported to be within close proximity to natural cavities, increasing the risk of subsidence.
Subsidence is often a dreaded term for homeowners as it can cause immense damage to a property, structurally affecting the foundations. As St Albans is located somewhat close to London, it has a low to medium risk of subsidence, depending on your specific destination. Subsidence often occurs in densely-packed urban areas as the added pressure can weaken and dry out the soil beneath the buildings, causing it to shrink and compact.
Another factor that can increase the risk of subsidence is the presence of clay soil. Clay soil can easily shrink and swell from added pressure or a sudden change in temperature, increasing the possibility of the ground becoming unstable. Again, due to its proximity to London, St Albans will have a slight risk of clay soil being below the properties. However, it does not seem to be a major concern.
As it’s a natural gas, radon is present throughout the UK with some areas more at risk of experiencing higher emissions than others. Part of the conveyancing searches will include discovering whether the property is situated within or near a raised radon area. Although odourless and colourless, high levels of radon gas can lead to health issues.
When looking at the UK Radon Map, you can see that the centre of St Albans does not appear to have high levels of radon gas - in fact, it has a maximum radon potential of less than 1%. However, the further west you travel, the higher the emissions begin to rise. Locations closer to Hemel Hempstead have a maximum radon potential of 1-3%. Although this is higher than some areas in St Albans, they are still fairly average readings.
Average levels of radon gas are usually no cause for concern. However, higher levels can affect your health over long periods of time and can even increase the risk of lung cancer. Once the searches have been completed, your conveyancer should be able to inform you of any threat present.
Contaminated land typically contains some sort of substance or pollution that can cause significant harm to people or the local environment. An example of this would be land once used for mining, as a factory or even a previous landfill site. Most areas within the UK will have some sort of contaminated land that originates from the industrial revolution as it was a period of time known for its booming industries.
According to the local council’s Contaminated Land Register, there was one example of contaminated land recorded in St Albans in August 2002. The contaminated land was found in Sandridge, Herts and has since been successfully remedied. No other examples have been listed on this version of the register, so it’s vital you review the results of the Environmental Search to be completely sure.
Should you be interested, the St Albans City and District Council does have a Contaminated Land Strategy available online which explains the steps involved in remedying any contamination found. Your conveyancer will organise the relevant searches required to highlight any contaminated land in the local area, so if you’re unsure, it’s advised you speak to them when possible.