Due to move into my new home in Hitchin next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the mortgage company. What does the insurance need to cover?
All property lawyers on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 requirements. These obligations are not unique to conveyancing in Hitchin.
I am planning to move house in August. Will my conveyancing solicitor call the removal company on the completion day. Incidentally, can you suggest a removal company in Hitchin. Conveyancing solicitor was found prior to coming across this site.
On the day of completion you will need to pick up the house keys from the property agent but this can only be done when the vendors solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. After that you can inform the removal company that they can start moving you in. We do not recommend a particular removal company but can help you locate a conveyancing in Hitchin or a lawyer with expertise in conveyancing in Hitchin.
Is it the case that all Hitchin solicitor firms on the RBS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the RBS approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of mortgage companies do allow licenced conveyancers on their panel and in that case the firms would be overseen by the Council of Licensed Conveyancers.
My offer was accepted on a property in Hitchin on 21/5/2021, valuation was booked 3 days later, all came back fine. Solicitor appointed, so all that was missing was my mortgage offer. Having made daily calls to Bank of Ireland and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Bank of Ireland conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
Will my lawyer be raising enquiries concerning flooding as part of the conveyancing in Hitchin.
Flooding is a growing risk for solicitors specialising in conveyancing in Hitchin. There are those who purchase a property in Hitchin, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Solicitors are not qualified to give advice on flood risk, however there are a numerous checks that can be carried out by the buyer or by their lawyers which should give them a better understanding of the risks in Hitchin. The standard property information forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the owner to find out if the premises has suffered from flooding. If the property has been flooded in past which is not notified by the seller, then a purchaser could commence a compensation claim as a result of such an misleading answer. The purchaser’s solicitors will also commission an enviro report. This will disclose whether there is any known flood risk. If so, further investigations will need to be carried out.
I used Wolstenholmes several years ago for my conveyancing in Hitchin. Now, I need the documents however the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hitchin of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the advice of my in-laws I had a survey completed on a house in Hitchin in advance of retaining conveyancers. I have been informed that there is a flying freehold aspect to the house. The surveyor advised that some mortgage companies may refuse to issue a mortgage on such a home.
It varies from the lender to lender. Santander has different instructions from Halifax. Should you wish to call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Hitchin. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Hitchin to see if the conveyancing will be more expensive.
I have just started marketing my basement flat in Hitchin. Conveyancing lawyers have not yet been instructed, but I have just had a half-yearly service charge invoice – what should I do?
It best that you discharge the maintenance contribution as you normally would as all ground rent and service charges will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I invested in buying a split level flat in Hitchin, conveyancing was carried out October 1999. How much will my lease extension cost? Similar flats in Hitchin with a long lease are worth £195,000. The ground rent is £45 invoiced annually. The lease runs out on 21st October 2084
You have 63 years unexpired we estimate the price of your lease extension to span between £16,200 and £18,600 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.