I have just been advised by my broker that my Hatfield solicitor is not on the mortgage company Conveyancing panel. What can I do to be certain whether this is indeed the case?
The sensible course of action for you to take is to contact your Hatfield conveyancer. You lawyer should inform you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
What happens if my solicitor is expelled from the Aldermore Conveyancing panel ahead of completing my conveyancing in Hatfield?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
We are purchasing a property in Hatfield. I might seem paranoid but how we can trust a lawyer? At some point we will need to deposit money into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am due to move home in July. Does my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you suggest a removal company in Hatfield. Conveyancing solicitor was chosen prior to coming across this site.
On the day of completion you can pick up the keys from your estate agent however this can only occur once the sellers solicitors inform the agent that the monies to complete are in and the keys can be passed over. You can advise the removal company that they can start moving you in. We do not suggest a particular removal organisation but can assist you in finding a conveyancing in Hatfield or a solicitor with expertise in conveyancing in Hatfield.
After shopping around on the internet I have found a Hatfield conveyancer having checked that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Hatfield surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Despite weeks of looking the Title Certificate and documents to our home are lost. The lawyers who handled the conveyancing in Hatfield 10 years ago no longer exist. What are my next steps?
As long as the title is registered the information relating to your proprietorship will be recorded by the Land Registry under a Title Number. It is easy to perform a search at the Land Registry, identify your house and order up to date copies of the property title for a small fee. If the property is Leasehold then the Land Registry will in most cases hold a file copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
About to purchase a new build apartment in Hatfield. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Hatfield
There must be mutual enforceability of lessee’s covenants. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Been on the hunt for a conveyancing practitioner for freehold sale conveyancing in Hatfield. We are selling, uncomplicated no mortgage to pay off, no hurry, currently vacant. Got an estimate from a conveyancing practitioner for £800 including VAT which is a tad high given that its so straightforward. Can I pay less for conveyancing in Hatfield?
As it’s a sale only, £500 + VAT should be about the best for a Hatfield solicitor firm.