We see that you have a post code search directory listing solicitors on the Skipton conveyancing panel. Do companies pay you a referral fee if I instruct them for our own conveyancing in Hitchin?
We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Hitchin.
I note that there are debates on Chancel Insurance on online forums. Do I require this when buying a property in Hitchin? or Apparently there is a law dating back centuries that could mean that owners of property residing in a parish church boundary may be liable to contribute towards repairs towards the chancel within the church. Is this suitable for conveyancing in Hitchin?
Unless a previous purchase of the premises completed after 12 October 2013 you can take it that lawyers conducting conveyancing in Hitchin to continue to advocate a chancel search and or chancel repair liability policy.
I am buying a new build house in Hitchin with a mortgage from Skipton Building Society. The builders would not reduce the price so I negotiated 6k of additionals instead. The property agent suggested that I not inform my solicitor about this deal as it will adversely affect my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Is it possible to swap conveyancer as I have to retain one who is on the Skipton Building Society conveyancing panel. I was using a local conveyancing solicitor in Hitchin five minutes from me but the firm is not accepted by Skipton Building Society
We will our best to assist in finding you a conveyancing solicitor in Hitchin on the Skipton Building Society panel. Please note that the law firms that we on the directory do not pay us commission if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Hitchin. In utilising search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Hitchin.
I work for a busy estate agency in Hitchin where we have experienced a number of flat sales derailed due to leases having less than 80 years remaining. I have received inconsistent advice from local Hitchin conveyancing solicitors. Can you shed some light as to whether the vendor of a flat can initiate the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I purchased a 2 bed flat in Hitchin, conveyancing was carried out in 2001. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Hitchin with an extended lease are worth £216,000. The ground rent is £50 charged once a year. The lease runs out on 21st October 2092
You have 68 years remaining on your lease we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as costs.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.
I have noted on various consumer advice websites that before choosing a conveyancing solicitors they must be approved by your mortgage company. It happens to be my first home move but I have an AIP from Birmingham Midhshires and I already have a bricks and morter conveyancing solicitor in Hitchin on standby. Does Halifax require an approved lawyer to be selected? Does a list of panel solicitors even exist so I can appoint a conveyancing lawyer in Hitchin?
You should instruct a solicitor that is on the Halifax panel. The first thing to do is ring your preferred Hitchin conveyancing lawyer and ask if they are on the Halifax panel. If they are not approved you have numerous choices available to you here:
- Carry on with your preferred Hitchin lawyer but Halifax will no doubt retain a conveyancer on their conveyancing panel. The net result is additional fees and likely frustration.
- Get a fresh conveyancer to act in the purchase, obviously checking they are on the Halifax conveyancing panel.
- Appeal to your lawyer to apply to join the mortgage company panel.