In what way does my ID and proof of funds have anything to do with my conveyancing in Hitchin? What am I being asked for?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing instruction. The Terms and Conditions that you are required to sign will no doubt reaffirm this. Your lender will also require certain documents to be checked. Where you are unwilling to hand over ID verification documents, your solicitor can not take you on as a client.
I am looking to buy a house and need a conveyancing solicitor in Hitchin who is on the TSB conveyancing. 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 listed as being on the approved conveyancing panel for TSB in certain locations such as Hitchin. We dont recommend any particular firm.
How can we tell if a Hitchin conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Hitchin getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer carrying out your transaction.
I am purchasing a property in Hitchin. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Yorkshire BS be concerned?
As your lender is Yorkshire BS your lawyer must follow the formal requirements set out in Part two of UK Finance Lenders’ Handbook for Yorkshire BS. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Yorkshire BS where a lease fails to satisfy these specifications. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Hitchin.
I have paid off my mortgage with Aldermore. I assume I don't need a Hitchin lawyer on the Aldermore panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
Should my conveyancer be raising questions regarding flooding during the conveyancing in Hitchin.
Flooding is a growing risk for lawyers dealing with homes in Hitchin. Some people will acquire a house in Hitchin, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Lawyers are not qualified to give advice on flood risk, but there are a numerous searches that can be initiated by the buyer or on a buyer’s behalf which will figure out the risks in Hitchin. The standard information sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the vendor to find out whether the premises has suffered from flooding. If flooding has previously occurred and is not revealed by the vendor, then a purchaser could bring a legal claim for losses resulting from an inaccurate answer. The purchaser’s solicitors should also conduct an enviro search. This will higlight whether there is a recorded flood risk. If so, additional investigations should be made.
In relation to leasehold conveyancing in Hitchin what are the most frequent lease defects?
Leasehold conveyancing in Hitchin is not unique. All leases are individual and drafting errors can result in certain sections are not included. For example, if your lease is missing any of the following, it could be defective:
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A duty to insure the building Maintenance charge proportions which don’t add up to the correct percentage
You may encounter difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. HSBC Bank, Chelsea Building Society, and Alliance & Leicester all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, forcing the purchaser to pull out.
I invested in buying a studio flat in Hitchin, conveyancing having been completed in 2003. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Hitchin with a long lease are worth £222,000. The ground rent is £50 per annum. The lease terminates on 21st October 2095
With 70 years unexpired we estimate the price of your lease extension to be between £9,500 and £11,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.
Me and my husband have just had an offer agreed on a apartment and had meeting on Tuesday with Leeds Building Society for the mortgage. They warned us that when it comes to appointing a property lawyer that unless they are on their approved list of conveyancing practitioners then we will incur an additional fee of about two hundred pounds. This is is due to the fact that they will then have to select a conveyancer to act for them in addition to the one we choose to act for ourselves and we are liable for their costs. I have requested Leeds Building Society to supply me with a list so I can seek estimates only from their approved conveyancers but was told that I need to check with each individual lawyer to see if they are on the panel. Is there a simple way of finding out who is on a lender panel?
Ask Leeds Building Society what their panel criteria is for a conveyancer.Then ask the solicitor of your choice whether they fit that criteria and have they acted on mortgages for Leeds Building Society before. Where the answer to those is yes, then just double check with Leeds Building Society. Alternatively please utilise our search tool and we may be able to locate a property lawyer in Hitchin on the panel for Leeds Building Society.