My fiance and I are looking to buy a house in Hatfield and have instructed a Hatfield conveyancing firm. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Birmingham Midshires have this evening contacted us to inform me that there is now an issue as our Hatfield conveyancer is not on their conveyancing panel. What do we do from here?
Where you are buying a property requiring a mortgage it is normal for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Hatfield lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
Do the conveyancing lawyers that you recommend conduct auction conveyancing in Hatfield?
We know of a number of niche solicitors we can connect you with those conducting auction conveyancing. Hatfield is one of our areas of in which our lawyers cover.
We are looking to buy a house and require a conveyancing solicitor in Hatfield who is on the Yorkshire BS approved panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Hatfield.
My Solicitor in Hatfield is not on the Leeds Building Society Solicitor Panel. Can I still use my family solicitor notwithstanding that they are excluded from the Leeds Building Society panel of approved conveyancing solicitors?
The limited options available to you here include:
- Complete the purchase with your preferred Hatfield solicitors but Leeds Building Society will need to instruct a solicitor on their panel. This will inevitably rack up the overall conveyancing fees as well as cause frustration.
- Find an alternative lawyer to act in the purchase, remembering to check they are on the Leeds Building Society panel
Just bought a semi-detached house in Hatfield , how long will it take for the Land Registry to record the transfer to my name? My Hatfield conveyancing solicitor works at snail pace, so I want to be sure the registration formalities are dealt with.
There is nothing unique when it comes to conveyancing in Hatfield registration formalities. Rather than based on location, timeframes can differ subject to the party submitting the application, whether there are errors and whether the Land registry communicate with any third parties. At present in the region of 80% of such applications are completed in less than three weeks but occasionally there can be protracted delays. Historically registration takes place once the buyer is living at the property so registration formalities is not always top priority yet where there is a degree of urgency associated with the registration then you or your solicitor can speak with the land registry and explain the circumstances.
Are all Hatfield legal practices on every lender conveyancing panel?
The Lexsure search tool on this page may be of use or you can drop into your high street lender branch in Hatfield. Chances are that they will be in a position to suggest some approved conveyancing solicitors in Hatfield