Completed the sale of my flat in Hatfield last January yet the purchaser is whats apping daily complaining that their conveyancer needs to hear from myconveyancer. What should have happened following completion?
Following your house sale your conveyancer is committed to forward the transfer deeds and all additional paperwork to the buyer’s lawyers. Depending on the transaction, your lawyer must also send confirmation that the legal charge in favour of the lender has been redeemed to the buyers lawyers. There are no post completion procedures unique to conveyancing in Hatfield.
I had intended to instruct a conveyancing solicitor in Hatfield for our house purchase. Our broker has since advised us that our bank Aldermore won't deal with them. Why is this not regarded as unfair competition?
Pre- 2008 most banks had an appetite for risk which was higher than today. Almost all Hatfield conveyancing firms would have been on many mortgage company panels. The FSA in 2010 completed a thematic review into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more information from law firms concerning their operations and the individuals who work for them as well as establishing certain criteria such a completing on a minimum amount of conveyancing. Many Hatfield conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Hatfield is amongst the thousands of locations where the lawyers we recommend are members of the panel for Aldermore.
I can see plenty of information on this site regarding conveyancing in Hatfield but can you isolate your top tip for finding the right conveyancer in Hatfield
We would encourage you not to go for the lowest Hatfield conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
When it comes to mortgage companies such as Co-operative, do Hatfield solicitors face a fee to be on the conveyancing panel?
We are unaware of any mortgage company fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Hatfield property lawyer on the RBS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I bought my apartment on 5 September and the transaction details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Hatfield advises it will be dealt with in less than a month. Are titles in Hatfield particularly slow to register?
There is nothing unique about conveyancing in Hatfield registration formalities. Rather than based on location, timescales can vary subject to who lodges the application, whether it is in order and whether the Land registry must send notices to any 3rd persons or bodies. At present approximately three quarters of submission are completed in less than three weeks but occasionally there can be protracted delays. Historically registration occurs after the purchaser has moved in to the property therefore registration formalities is not always an essential issue but if it is urgent that the the registration takes place urgently then you or your conveyancer should speak with the land registry and explain the circumstances.
How does conveyancing in Hatfield differ for new build properties?
Most buyers of new build property in Hatfield come to us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is finished. This is because developers in Hatfield tend to 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 conveyancing solicitors 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 Hatfield or who has acted in the same development.
I am in need of some leasehold conveyancing in Hatfield. Before diving in I require certainty as to the number of years remaining on the lease.
Assuming the lease is registered - and almost all are in Hatfield - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I inherited a garden flat in Hatfield, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Similar properties in Hatfield with over 90 years remaining are worth £180,000. The ground rent is £65 levied per year. The lease terminates on 21st October 2084
With just 59 years unexpired we estimate the price of your lease extension to range between £20,900 and £24,200 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.