Much to our surprise we have been advised by our lender that my Hitchin the law firm I have appointed is not on the lender Conveyancing panel. How can I be certain that this is indeed the case?
Your first step should be to contact your Hitchin conveyancer. You lawyer should notify you of the situation. Where they are not on the panel they may recommend you to a Hitchin conveyancing practice that is on the conveyancing panel for your bank.
Would the conveyancing lawyers that you recommend handle attended exchange conveyancing in Hitchin?
We do have a number of conveyancing specialists carrying out attended exchanges. Do contact us to obtain a fee calculation and details as to dates.
Please help - my lawyer advises that breach of easement insurance is required on my purchase. What is the level of cover for Hitchin conveyancing?
The right level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between National Westminster Bank and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
We previously chose conveyancing lawyers with offices in Hitchin on the Leeds Building Society solicitor approved list. They have just invoiced me a supplemental fee for handling the Leeds Building Society mortgage. Is this a supplemental conveyancing fee specified by Leeds Building Society?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancing practitioner can levy a fee for this. This charge is not set by Leeds Building Society but by your Hitchin property lawyer. Some firms on the Leeds Building Society panel will charge ’dealing with mortgage’ fee but plenty of practices incorporate it on their overall fee.
The formalities of my purchase has taken place for my property in Hitchin. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Various online forums that I have frequented warn that are a common reason for stalling in Hitchin house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances during the legal transfer of property. Local searches are not likely to feature in any slowing down conveyancing in Hitchin.
I am looking for a leasehold apartment up to £305k and identified one round the corner in Hitchin I like with amenity areas and railway links nearby, the downside is that it's only got 51 years on the lease. I can't really find anything else in Hitchin in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
If you need a home loan the remaining unexpired lease term will likely be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.
Should I go with a Hitchin conveyancing solicitor based in the vicinity that I am buying? An old friend can execute the conveyancing however they are based approximately 350miles away.
The benefit of a high street Hitchin conveyancing practice is that you can pop in to sign paperwork, deliver your identification documents and apply pressure on them where appropriate. Having local Hitchin know how is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and they were impressed that should trump using an unknown Hitchin conveyancing lawyer solely due to them being based in the area.