My wife and I are purchasing a 2 bedroom flat in Hemel Hempstead with a mortgage. We like our Hemel Hempstead lawyer, however the bank says she’s not on their "panel". It appears that we have little choice but to select one of the bank panel firms or retain our Hemel Hempstead solicitor as well as pay for one of their panel ones to represent them. We consider that this is unjust; are we not able to insist that the lender use our Hemel Hempstead solicitor ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Hemel Hempstead conveyancing lawyer to apply to be on the conveyancing panel.
My Hemel Hempstead lawyer has uncovered a discrepancy when comparing the information in the home valuation report and what is revealed within the legal papers for the property. My lawyer informs me that he must ensure that the bank is OK with this discrepancy and is content to go ahead. Is my solicitor’s approach correct?
Your lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
As someone not used to conveyancing in Hemel Hempstead what’s the number one tip you can impart for the legal transfer of property in Hemel Hempstead
You may not hear this from too many lawyers but conveyancing in Hemel Hempstead and elsewhere in England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there is plenty of room for friction between you and other parties involved in the ownership transfer. For instance, the seller, property agent and even potentially a bank. Appointing a lawyer for your conveyancing in Hemel Hempstead is a critical decision as your conveyancer is your adviser, and is the SOLE person in the legal process whose interest is to act in your legal interests and to keep you safe.
We are witnessing a worrying ongoing adversarial element to conveyancing- someone has to be at fault for the process taking so long. We recommend that you your first instinct should be to trust your lawyer above all other parties when it comes to the legal assignment of property.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Hemel Hempstead?
Two types of professional can conduct conveyancing in Hemel Hempstead namely licenced conveyancers or solicitors. Both professionals administer the legal services that required to complete the sale or purchase of property. They are both duty bound to conduct Hemel Hempstead conveyancing to the same standards and guidelines so you may be safe in the knowledge that your conveyancing will be professionally carried out and that all necessary procedures should be appropriately followed.
I recently had an offer agreed on a house in Hemel Hempstead. My financial adviser recommended their conveyancers. I paid an advanced payment of £225. A couple of days later, the solicitor called me embarrassingly acknowledging that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I had an offer accepted on a property in Hemel Hempstead on 22/4/2025, valuation was booked 2 days after, all came back fine. Solicitor retained, so all that was missing was my mortgage offer. Having made daily calls to Nottingham and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nottingham conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.
The estate agent has sent us the confirmation of our purchase of a new build flat in Hemel Hempstead. Conveyancing is a frightening process 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 conveyancing.
Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Hemel Hempstead
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
I am looking into buying my first house which is in Hemel Hempstead and I am already nervous. I couldn't find anything specific about Hemel Hempstead. Conveyancing will be needed in due course but do you know about the Hemel Hempstead area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Hemel Hempstead. In the meantime here are some basic statistics that we found