What is your number one tip for choosing a conveyancing solicitor in Hitchin
We would encourage you not to base your choice on the cheapest Hitchin conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
How can we tell if a Hitchin conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Hitchin seeking recommendations is a good start. 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 advise that you speak with the lawyer handling your conveyancing.
I have paid off my mortgage with Nottingham. I assume I don't need a Hitchin lawyer on the Nottingham panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
Various internet forums that I have frequented warn that are the main reason for hinderance in Hitchin conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays in the conveyancing process. Searches are not likely to be the root cause of delay in conveyancing in Hitchin.
I have been advised by a number of property agents in Hitchin to get a quote from a conveyancer on your site. What’s the financial inducement for Estate Agents to offer your lawyers ahead of a competitor’s?
We don’t make any financial incentive for pointing buyers and sellers to this site. We thought it would be too underhand a fee because members of the public would think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I am looking for a conveyancing practitioner in Hitchin for my home move. Is it possible to review a firm’s complaints history with the profession’s regulator?
Anyone may find published Solicitor Regulator Association (SRA) determinations arising from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. To find details Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training purposes.
Back In 2009, I bought a leasehold house in Hitchin. Conveyancing and TSB mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Hitchin who acted for me is not around. What should I do?
The first thing you should do is make enquiries of the Land Registry to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to instruct a Hitchin conveyancing practitioner to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Leasehold Conveyancing in Hitchin - A selection of Questions you should ask Prior to buying
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It would be prudent to discover as much as you can regarding the company managing the block as they will either make living at the property much easier or uncomfortable. As the owner of a leasehold property you will be in the clutches of the managing agents both financially and when it comes to daily matters such as the upkeep of the communal areas. Don't be shy to ask other people if they are happy with their management. On a final note, be sure you understand the dates that you are obliged pay the maintenance charge to the managing agents and specifically how they are spending the funds. The majority of Hitchin leasehold properties will be liable to pay a service bill for maintenance of the block set by the management company. Where you purchase the flat you will have to pay this contribution, normally periodically during the year. This could vary from several hundred pounds to thousands of pounds for large purpose-built buildings. In all probability there will be a ground rent to be met yearly, ordinarily this is not a exorbitant amount, say around £25-£75 but you need to enquire it because occasionally it can be many hundreds of pounds.
My step-son is about to join the property ladder, he had his mortgage in principle. One the offer was accepted on apartment we contacted the mortgage company to progress the mortgage application. We were shocked to learn that mortgage companies do not accept all conveyancing practitioner, they need to be on their approved list, is this correct?
Lenders normally restrict either the type or the number of conveyancing practices on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Hitchin conveyancer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.