Am I correct in assuming that the fact that my conveyancer in Hitchin is not listed on my bank's solicitor panel that there is a problem with the quality of her conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Hitchin conveyancing firm and enquire why they are no longer on the approved list for your lender.
My god-son is buying a house that has just been built in Hitchin with a home loan from TSB. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the TSB conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the TSB conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
What does a local search tell me regarding the house my wife and I purchasing in Hitchin?
Hitchin conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for instance PSG The local search is essential in every Hitchin conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your property. The search should provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
My wife and I purchased a terraced Edwardian house in Hitchin. Conveyancing lawyer acted for me and Barclays Direct. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold under the matching address. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hitchin and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing solicitor who conducted the conveyancing.
How does conveyancing in Hitchin differ for new build properties?
Most buyers of new build premises in Hitchin approach us having been asked by the builder to sign contracts and commit to the purchase even before the house is built. This is because builders in Hitchin usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Hitchin or who has acted in the same development.
We are four weeks into a leasehold purchase having been referred to conveyancers by the selling agent to execute conveyancing in Hitchin. We are not happy. Can you you assist me in finding new lawyers?
A conveyancer would have to be very bad to suggest replacing them. Has your mortgage offer been sent? In the event that it has you must make them aware of the new conveyancer and have the offer are issued to the new lawyers. Your new solicitor ideally should be on the lenders panel to avoid escalating expenses and frustration. That should be your starting point. Our find a solicitor tool should assist you in finding a lender approved solicitor for your home move in Hitchin