We are intending to acquire a 1 bedroom apartment in Hatton Park with a mortgage. We wish to retain our Hatton Park conveyancer, but the lender says she’s not on their "panel". It appears that we have little choice but to instruct one of the mortgage company panel solicitors or continue with our Hatton Park conveyancing practitioner and pay for one of their panel ones to represent them. This feels very unfair; are we not able to demand that the bank use our Hatton Park conveyancing practitioner ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Hatton Park conveyancing solicitor to apply to be on the conveyancing panel.
Last October we completed a house move in Hatton Park. We have since encountered a number of issues with the property which we suspect were missed in the conveyancing searches. What action can we take? Can you clarify the type of searches that should have been conducted as part of conveyancing in Hatton Park?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Hatton Park. Conveyancing searches and due diligence initiated as part of the buying process are supposed to help avoid problems. As part of the process, a seller completes a form called a Seller’s Property Information Form. answers ends up being inaccurate, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Hatton Park.
We are aiming to move home in March. Should my conveyancing solicitor update the removal company on the completion day. On a separate note, can you suggest a removal company in Hatton Park. Conveyancing lawyer was chosen prior to coming across this site.
On the afternoon of completion you can collect the keys from the estate agent however this should only occur after the previous owners solicitors confirm to the agent that they have the completion monies and the keys can be released. Subsequently you will need to inform the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can assist you in locating a residential property solicitor in Hatton Park or a legal practice with expertise in conveyancing in Hatton Park.
When it comes to lenders such as Santander, do Hatton Park lawyers incur an annual charge to be on the conveyancing panel?
We are not aware of any bank fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
My offer on a property in Hatton Park has been agreed to, but there is a chain. The owners have offered on a property, but it’s not yet agreed to, and have viewings of other properties in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Hatton Park. What should be my next step? When should I get the mortgage application with HSBC started?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx one thousand pounds, then valuation, Hatton Park conveyancing search costs, etc). First, you should check that your conveyancing practitioner is on the HSBC approved list. As to the subsequent steps this very much depends on the circumstances of your case, motivation for the property and on the state of the market. During a rising market many buyers will apply for the mortgage with HSBC and arrange for the valuation and only if it was satisfactory would they pay their conveyancer to press on with searches.
3 months have gone by since my purchase conveyancing in Hatton Park concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Over the last few months I have been searching for a flat up to £305k and identified one close by in Hatton Park I like with open areas and railway links nearby, however it's only got 49 remaining years left on the lease. I can't really find anything else in Hatton Park in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a mortgage that many years may be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
I purchased a house in Hatton Park last 11/1/2024 and to date it is still not registered with HM Land Registry. It was part of a development site and my conveyancing practitioner told me that it can take 12 months to complete the registration formalities. I have called HM Land Registry directly and they say that the original application was cancelled due to failure to reply to requisitions. Do I need to be concerned?
It is your lawyer that you must get in touch with in order to satisfy any questions which have been raised as part of the registration process for your Hatton Park property. Normal Hatton Park conveyancing practice includes an undertaking on the part of the seller's conveyancing practitioner that they will assist in resolving any requirements raised by HMLR so it may be a case of seeking to enforce that undertaking in some way.