Having been recommended your service we were about to go ahead with a conveyancing solicitor in Hermitage found using your comparison tool but have come across some other fee calculations via the web seem less pricey – why is this?
There are many firms of solicitors advertising so-called cut-price conveyancing, yet more often than not extrafees end up with the closing invoice markedly uplifted. According to the Legal Ombudsman fees outlined in terms of engagement should be equitable invoiced The law firms that we put forward for conveyancing in Hermitage clearly state all charges for a domestic conveyancing matter.
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Hermitage. My lender is Accord Mortgages
Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 5/5/2025, the requirements read as follows :
We are purchasing a apartment in Hermitage. It might be a silly question but how we can trust a solicitor? At some point we have to deposit money into their account. What is the protection we have from them run away with our monies?
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 have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Hermitage conveyancer on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
I have a mortgage with Aldermore for my property in Hermitage. Conveyancing has been completed months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Aldermore?
Aldermore must be informed of your intention prior to letting out your property as this is likely to be a breach of Aldermore’s mortgage conditions. It may be that Aldermore will permit you to let 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 Aldermore directly. It should not be necessary to do this via a Aldermore conveyancing panel solicitor.
I have recentlybecome aware that Wolstenholmes have closed. They conducted my conveyancing in Hermitage for a purchase of a leasehold apartment 10 months ago. How can I check that my home is registered correctly in the name of the previous owner?
The quickest method to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Hermitage conveyancing specialists.
How does conveyancing in Hermitage differ for newly converted properties?
Most buyers of new build premises in Hermitage contact us having been asked by the developer to sign contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Hermitage typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Hermitage or who has acted in the same development.
My father has recommend that I instruct his conveyancing solicitors in Hermitage. Should I use them?
There are no two ways about it the ideal way to choose a conveyancing solicitor is to seek guidance from friends or relatives who have used the firm you're considering.