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    Lanes are independent Estate Agents with a trading history of more than 25 years. Our sales team is dedicated to ensuring your moving experience is as hassle-free as possible from initial registration right the way through to the day you move.
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Selling a Property?
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    What to Do Next

    Buying or selling a home? Do you require a valuation? Please contact us for advice or request a valuation online.

    In the meantime, here are a few guidelines which we hope will assist:

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    Firstly, if you are selling, you will require a valuation. At Lanes we can offer you a free, no obligation factual and accurate appraisal of the current market value of your home. Our experienced property valuers will provide you with a valuation based not only on their in depth knowledge of the local areas, but also utilising our extensive database of recent properties sold.

    Instruction of the Agent/Property Details

    Having received your valuation, and provided that you are satisfied with it, we will then proceed to prepare full sales details of your property. Bearing in mind the importance of presentation, we will ensure that your sales details highlight the vitally important aspects of your property and ensure that your home is shown to its best possible advantage with the aid of full colour photographs & floorplans.


    Once you have seen and approved our particulars of your home, you will then be in a position to receive prospective buyers. Appointments to view your property are made by our estate agents and accompanied viewing can usually be arranged to show prospective buyers around your home.

    Your property is now ready to market and we offer the following:

    For Sale Board - This is the most simple and effective marketing tool, available 24 hours a day.

    Office and Window Display - External and internal photographs will be prominently displayed in our premises in order to optimise exposure to the market place, using either traditional or digital media.

    Email - Wherever possible, all prospective buyers who register with us are asked to provide email addresses in order to ensure that they are notified of any new properties as soon as possible within 24 hours of receiving your instruction.

    Mail Shots (and telesales) - We will contact registered prospective buyers as soon as possible after receiving your instruction and your details will be forwarded to any new registered buyers immediately.

    Website - This is updated daily and full colour details of your home are placed on our website within 24 hours of being placed on the market.

    Besides the exposure on our own site, Lanes is also affiliated with the following national property websites which will feature your home on:

    • Rightmove

    • Zoopla

    Advertising - We provide regular prominent advertisement of your property in the following publications

    • Enfield Advertiser

    • Enfield Independent

    • Herts Mercury

    Updating on Your Sale

    We pride ourselves on our conscientious sales management. We aim to keep you regularly appraised of your sales process right through to completion and liaise with your purchaser, the legal representatives, surveyors and mortgage lenders in order to ensure that your sale is progressed as smoothly and as stress-free as possible.


    Any offers we receive are promptly verbally notified and then followed up in writing. Our competent sales team will negotiate between you and your prospective applicant in order to achieve the strongest buyer.

    We will inform you of the position of the buyers and liaise with you until an accepted offer has been agreed.

    Should you require your sale to be completed by a certain date, this is when you should notify us and we will endeavour to satisfy your request wherever possible.

    At this stage, you should also provide your list of Fixture and Fittings which will be negotiated separately between the solicitors and forms part of the final contract.

    Agreed Sale

    At this point (if you have not already done so), you will need to instruct a solicitor and, should you require assistance we will only be too pleased to recommend local firms.

    The solicitors will then write to all parties and the buyers will instruct a surveyor to conduct a survey of your property (the "agreed sale" is subject to the contract and any survey) and the buyers' mortgage offer (if required) will also be subject to the results of the survey.

    The sellers' solicitors will request the TITLE DEEDS from the lender (if appropriate) or yourselves as the seller and the FIXTURES AND FITTINGSform must be completed at this stage.

    The solicitors draw up the DRAFT CONTRACT which sets of the Terms of the Sale and sends it to the buyers' solicitor together with all relevant documents. Any enquiries will then be raised, the Title Deeds and Lease (if applicable) will be checked and LOCAL SEARCHES carried out.

    Once the draft contracts have been approved, it can be signed by both parties.

    Exchange of Contracts

    As long as the mortgage offer has been received and cleared funds placed with your buyer's solicitor, a mutually convenient date can be agreed upon for the exchange of contracts.


    The completion and your actual house move and take between 7 to 28 days depending on the buyers, sellers and their respective solicitors.

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Buying a Property?
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    Lanes recognises the fact the purchase of your home is the most important and expensive transaction you are likely to undertake.

    Our database features all of our properties and we are sure that with our local knowledge and expertise, we will be able to find you a property to suit your needs, be it a straightforward move or a 'Buy to Let' investment.

    To enable you to unravel the complexities of buying your home, we have set out below an overview of the various procedures involved:

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    The first requirement is for you to register your details and property requirements which can be achieved in a number of ways i.e. by email, fax, phone, in person of by completing our registration form.

    Once registered, you are then in a position to receive details from us directly in person, via mail or email or download and print these out from our website.


    Our sales teams are available to arrange those all important viewings of your selected properties. Our offices are open at times convenient to you, until 7pm during the week.


    In order to speed up your house buying process, it is advisable wherever possible; to get a mortgage agreed in principle before any final decision on your new property is made. This has the advantage of providing you with a clear indication of what is affordable and the fact that you have a mortgage agreed in principle is also attractive to sellers.

    Making Your Offer

    Once you have located your ideal property, your offer will be submitted by us to the vendor for their consideration. This is done both verbally and in writing.

    NB: Please note that all offers are "subject to contract" and therefore neither party is legally bound until the contract is actually signed.

    Accepted Offer/Instructing Solicitors

    As soon as your offer has been accepted by the vendor, you should instruct a solicitor to act on your behalf. Your solicitor will handle all legal requirements of your purchase (property conveyancing).

    At this point, you also need to formally proceed with your mortgage application and instruct your mortgage consultant/broker accordingly.


    The next step is to obtain the Mortgage Valuation, as required by law. This will be conducted by a Chartered Surveyor acting for your Lender. The report is to provide a Valuation i.e. determine whether the amount to be loaned is secure and also deals with the basic condition of the property. Since you as the buyer are also provided with a copy, it allows both parties to evaluate the findings prior to entering into a commitment to purchase.

    Additional Homebuyer Survey/Valuation

    The survey's purpose is to highlight any defects and problems which are likely to have an overall impact on the value of the property.

    The objective of the Homebuyer Survey is to provide a more in depth report which will assist the buyer in making an informed decision whether to proceed with the purchase and also whether the agreed price reflects the actual value. Moreover, the professional opinion of the surveyor as contained in his report will also set out particular features of the property which may possibly have an affect on the present value and potential future marketability.


    These are conducted by the buyer's solicitor who submits a local authority search to the local borough council. Its purpose is to ascertain if there is any planning consented previously granted on the property or if there are any other local issues which may have an impact on the purchase.

    Draft Contracts

    The draft contract is drawn up by the seller's solicitor and is forwarded to the buyer's solicitor for consideration. Any additional queries or questions will be asked and answered and the contract amended accordingly, subject to final approval.

    Mortgage Offer:

    The Lender is now in possession of the Mortgage Valuation survey and, subject to the findings of this report; receipt/approval of the mortgage application and provided all references and checks have been conducted satisfactorily, the Lender will send a formal mortgage offer to the buyer and their solicitor. The document is then signed and returned and funds requested by the buyer's solicitor.

    Exchange of Contracts

    Once the contract has been signed by both parties, a deposit (normally a small percentage of the purchase price) is paid by either bank transfer or banker's draft. At this stage, the parties agree on a date for completion.


    Completion usually follows a few days or weeks after exchange of contracts. The balance of the purchase price is transferred by the buyer's solicitor to the seller's solicitor and the keys released - Congratulations! You are now the owner of your new home!

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    Testimonials from Sellers

    • Seller Testimonial

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      taking the stress out of the sale

      Thank you to Marc, Paige and team for their hard work and persistence in selling our house. I would highly recommend the team for their knowledge of property and the area along with their good humour and professionalism. They kept us updated on progress and gave great advice taking the stress out of the sale. Thanks!

      01.02.19 by Rachel and Chris

    • Seller Testimonial

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      fantastic job

      The Hertford Office have done a fantastic job in selling our property and particular mention should go to Joe who stood up to some difficult purchasers and secured the sale as agreed and in good time. Thanks Joe!

      By Luke

    • Seller Testimonial

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      Would definitely recommend Lanes

      A very big thank you to Joe and his team at Hertford. Joe was very patient and gave us some great advice. Would definitely recommend Lanes and would not think twice about using Lanes again.

      By Fiona

    • Seller Testimonial

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      Great combined efforts

      Dear Joe, Peter and Scarlett, please can I thank you and your team for great combined efforts in selling my apartment in Ware. We are now settled in our lovely new home and if we ever move again, we know who to come to. #

      Cheers Jack

    • Seller Testimonial

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      Very impressed

      We were impressed with the way you always seemed to do more than was necessary and appreciated the good communication expressed by you and your team.

      By Mark and Louise Edwards

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    The content on this Microsite has been uploaded by Lanes, Hertford. Rightmove Group Limited makes no warranty as to the accuracy or completeness of the content, any queries should be sent directly to Lanes, Hertford. Where properties are displayed on a page, this comprises a property advertisement. Rightmove Group Limited who operate the website Rightmove.co.uk makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and Rightmove has no control over the content. These property advertisements do not constitute property particulars. The information is provided and maintained by Lanes, Hertford. Please contact the agent directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland and if you have any query over the content.

    *Guide Price: An indication of a seller's minimum expectation at auction and given as a “Guide Price” or a range of “Guide Prices”. This is not necessarily the figure a property will sell for and is subject to change prior to the auction.

    Reserve Price: Each auction property will be subject to a “Reserve Price” below which the property cannot be sold at auction. Normally the “Reserve Price” will be set within the range of “Guide Prices” or no more than 10% above a single “Guide Price.”

    Auction Fees: The purchase of this property may include associated fees not listed here, as it is to be sold via auction. To find out more about the fees associated with this property please call Lanes, Hertford on 01992 582000.