We are intending to purchase a 3 bedroom apartment in Hitchin with a mortgage. We would like to retain our Hitchin conveyancer, however the bank says he's not on their "panel". It appears that we have no choice but to appoint one of the bank panel firms or retain our Hitchin property lawyer as well as pay for one of their panel ones to represent them. This feels very unfair; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Hitchin conveyancing lawyer to apply to be on the conveyancing panel.
My wife and I are buying a new build duplex in Hitchin and my solicitor is advising me that she is duty bound to the bank to disclose incentives from the seller. I am nearing the developer’s deadline to sign contracts and I don't want to prolong matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I am purchasing my first flat in Hitchin benefiting from help to buy. The builders refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not disclose to my solicitor about the extras as it will impact my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
I am looking into buying my first house which is in Hitchin and I am already nervous. I couldn't find anything specific about Hitchin. Conveyancing will be needed in due course but do you know about the Hitchin area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Hitchin. In the meantime here are some basic statistics that we found
In searching the web for the term on line conveyancing in Hitchin it shows results of numerous property lawyersin the vicinity. With so much choice what is the best way to find the right conveyancer for me?
The preferential way of choosing a suitable conveyancer is via trusted testimonial, so seek the guidance of colleagues and relatives who have purchased a property in Hitchin or a respected estate agent or financial adviser. Fees for conveyancing in Hitchin differ, so it's a good idea to secure at least four quotes from varying types of property lawyers. Make sure that you clarify that the fees are fixed.
All being well we will complete the sale of our £400,000 flat in Hitchin in just under a week. The management company has quoted £312 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is the landlord entitled to charge such fees for a leasehold conveyance in Hitchin?
Hitchin conveyancing on leasehold maisonettes nine out of ten times necessitates fees being levied by landlords agents :
Completing pre-exchange enquiries
Where consent is required before sale in Hitchin
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I own a 1st floor flat in Hitchin, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Hitchin with an extended lease are worth £180,000. The ground rent is £65 invoiced every year. The lease comes to an end on 21st October 2082
With only 58 years unexpired the likely cost is going to span between £22,800 and £26,400 as well as costs.
The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.