My wife and I have arranged a further advance on our mortgage from Lloyds as we intend to conduct renovations to our house in Hatfield. Do we need to select a bricks and mortar Hatfield solicitor on the Lloyds conveyancing panel to deal with the paperwork?
Lloyds don't usually require a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds list.
We have agreed to purchase a house in Hatfield. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?
Given that you are obtaining a mortgage with Bank of Ireland your lawyer must comply with the formal requirements outlined in Part 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Bank of Ireland where a lease fails to meet these specifications. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Hatfield.
I am selling my apartment. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, UBS are being pedantic. The Hatfield solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
What will a local search inform me regarding the house I am purchasing in Hatfield?
Hatfield conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations for example Onsearch The local search is essential in every Hatfield conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your new home. The search should reveal data on, amongst other things, details on planning applications applicable to the premises (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.
I used Arc property Solicitors a few years past for my conveyancing in Hatfield. Now, I need my files but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate 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 Hatfield of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing a new build house in Hatfield with a mortgage from Bank of Scotland. The developers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not to tell my conveyancer about the deal as it would impact my loan with Bank of Scotland. Is this normal?.
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.
There are only Sixty One years remaining on my lease in Hatfield. I now want to get lease extension but my landlord is absent. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to track down the lessor. On the whole an enquiry agent may be helpful to carry out a search and to produce a report to be used as evidence that the landlord can not be located. It is wise to seek advice from a solicitor in relation to devolving into the landlord’s disappearance and the application to the County Court covering Hatfield.
I acquired a 2 bed flat in Hatfield, conveyancing having been completed February 2009. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Hatfield with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £45 per annum. The lease ceases on 21st October 2092
With only 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 plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.
After what feels like an age I have had an offer on an flat in Hatfield accepted, the vendor does however have a connected purchase. The sellers have put an offer on somewhere, however it’s not yet tied up, and has viewings of other apartments in the pipeline. I have instructed a local conveyancing solicitor in Hatfield. What do I do now? At what point should I apply for the mortgage with Santander?
It is standard to have anxieties where there is an associated chain given your reluctance to be too out of pocket too early (mortgage application is approx one thousand pounds, then valuation, Hatfield conveyancing search costs, etc). First, you must ensure that your conveyancer is on the Santander conveyancing panel. As to the subsequent stages this very much dictated by the uniqueness of your transaction, desire for this property and on the state of the market. During a buoyant market many purchasers will apply for the mortgage with Santander and arrange for the survey and only if it was satisfactory would they pay their lawyer to move forward with searches.