My bid for a property was accepted at auction in Hatfield. Conveyancing is required. What happens now?
Having legally bound yourself to purchase you now have to find a conveyancing lawyer as a matter of urgency as you will have a pending a fixed date to complete the deal. Every auction property should have a corresponding auction pack. This will include most,if not all of the paperwork that your conveyancer will need. In the case of leasehold property the legal pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You should pass this on to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that that you have the requisite funding in order to complete on the date specified in the contract.
The mortgage over my property is with Santander for my property in Hatfield. Conveyancing was finalised 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Santander?
Santander must be informed of your intention in advance of renting your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. It should not be necessary to do this via a Santander conveyancing panel solicitor.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Hatfield building society branch on numerous occasions and was advised it wasn't an issue and they would lend. My Hatfield conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend based on their published requirements. Who do I believe?
As long as the solicitor is on the lender panel, she or he must adhere to the Council of Mortgage Lenders’ Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I need some expedited conveyancing in Hatfield as I am under pressure to exchange contracts within one month. Fortunately I do not need a mortgage. Can I decline from having conveyancing searches to save fees and time?
As you are not getting a home loan you have the choice not to do searches although no solicitor would advise that you don't. Drawing on our experience of conveyancing in Hatfield the following are instances of issues that can crop up and adversely impact the marketability of the property: Enforcement Notices, Overdue Charges, Overdue Grants, Road Schemes,...
I used Stirling Law a few years ago for my conveyancing in Hatfield. Now, I need the files however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hatfield of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Hatfield is where the house is located. Can you shed any light on this issue?
Flying freeholds in Hatfield are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hatfield you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hatfield may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
How easy is it to switch conveyancer as I need to retain one who is on the Aldermore conveyancing panel. I instructed a family conveyancing solicitor in Hatfield round the corner but he is not accepted by Aldermore
It would be our pleasure to help you select a conveyancing solicitor in Hatfield on the Aldermore panel. Please note that the solicitors that we work with do not pay us fee if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Hatfield. In utilising the find a conveyancing solicitor tool on this site, you can compare fees for conveyancing solicitors in Hatfield and beyond.
We are 18 days into a leasehold purchase having been referred to conveyancers by the estate agent to handle our conveyancing in Hatfield. We are not happy. Can you you assist me in finding new conveyancers?
A solicitor would need to be really poor to suggest diss instructing them. Has your mortgage offer been issued? In the event that it has you need to advise them of the new lawyer and ensure the offer are re-issued. Your solicitor ideally needs to be on the banks panel to avoid supplemental charges and delays. That should be your first question of the new solicitors. The find a solicitor tool can help you find a lender approved solicitor for your home move in Hatfield