I have just been advised by my financial adviser that my Hartfield the law firm I have appointed is not on the mortgage company Solicitor panel. What can I do to check?
The best course of action for you to take is to contact your Hartfield lawyer directly. You lawyer should advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
Can I use your services to locate a Conveyancing solicitor in Hartfield even if I’m not buying or disposing of a house, for instance where I wish to buy an office in Hartfield with a mortgage from Yorkshire Building Society?
Our comparison service is primarily there to select residential conveyancing solicitors in Hartfield but we have recorded at the end of this page a selection of Hartfield commercial conveyancing firms. You should enquire with the firm directly to check if they are also authorised to represent Yorkshire Building Society
Please explain the implications if my lawyer’s firm is expelled from the Lloyds Conveyancing panel ahead of completing my conveyancing in Hartfield?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
When it comes to lenders such as Nottingham, do Hartfield lawyers face a fee to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
We were going to get a DIP from Nottingham this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nottingham recommend any Hartfield solicitors on the Nottingham conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Hartfield solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
I am due to exchange contracts on my house. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being pedantic. The Hartfield solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Various internet forums that I have visited warn that are a common reason for obstruction in Hartfield house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays during the legal transfer of property. Searches are not likely to be the root cause of holding up conveyancing in Hartfield.
Due to the input of my in-laws I had a survey completed on a house in Hartfield in advance of instructing conveyancers. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some mortgage companies may refuse to issue a mortgage on such a home.
It varies from the lender to lender. Lloyds has different instructions from Nationwide. Should you wish to call us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Hartfield. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Hartfield to see if the conveyancing costs will increase in light of this.