We are purchasing a flat and require a conveyancing solicitor in Hermon who is on the Principality solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Principality . We don't recommend any particular firms conducting conveyancing in Hermon.
My grandmother passed away 10 months ago and as sole heir and executor I was left the house in Hermon. The house had a relatively small loan remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this possible?
If you intend to refinance then Co-operative will require that you use a conveyancer on the Co-operative conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Co-operative conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Co-operative mortgage is registered as a charge at the Land Registry.
We expect to receive a OIP from Skipton this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Hermon solicitors on the Skipton conveyancing panel, or is it better to go independently?
You will need to appoint Hermon solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
I am currently in the process of buying my council flat in Hermon. I have a mortgage agreed with Barclays. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
I had an offer accepted on an apartment in Hermon on 16/6/2025, valuation was booked 2 days later, all came back fine. Property lawyer appointed, so all that was missing was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am buying a property and the lawyer has identified Chancel Repair to which the property may be liable given it’s proximity to the area of such a church. She has suggested insurance. Is this really required for conveyancing in Hermon
Unless a previous purchase of the premises took place after 12 October 2013 you may expect conveyancing practitioners handling conveyancing in Hermon to remain recommending a chancel search and or chancel repair liability insurance.
I am buying my first flat in Hermon with a loan from Lloyds TSB Bank. The builders would not move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not to tell my solicitor about this deal as it would put at risk my loan with Lloyds TSB Bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
We're FTB’s - agreed a price, yet the agent informed us that the seller will only issue a contract if we use the agent's recommended lawyers as they want an ‘expedited deal’. Our preferred option is to instruct a local solicitor who is familiar with conveyancing in Hermon
It is improbable the vendors are behind this. Should the vendor desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is is going to put the whole deal at risk. Contact the owners directly and explain that (a)you are serious purchasers (b)you are ready to progress, with finances arranged © you are chain free (d) you wish to move quickly (e)however you will continue to instruct your preferred Hermon conveyancing solicitors - as opposed tothe ones that will give their estate agent a introducer fee or hit his conveyancing figures set by HQ.