Me and my wife are purchasing a ground floor flat in Hingham. My lawyer is not listed on the mortgage company solicitor list. Can I still continue with my Hingham conveyancing solicitor notwithstanding that they are excluded from the bank list of approved lawyers?
You have numerous choices open to you here
- Proceed with your existing Hingham property lawyer but your bank will no doubt appoint a lawyer on their approved panel. This will result in additional cost and potential interruption.
- Get a fresh conveyancer to act in the purchase, making sure they are on the lender conveyancing panel.
- Convince your lawyer to do everything within their powers to get accepted on the lender’s panel of solicitors
We note that you have a post code search directory identifying law firms on the Lloyds conveyancing panel. Do firms pay you a referral fee if I retain them for our own conveyancing in Hingham?
We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Hingham.
If you had a top tip for choosing a conveyancing solicitor in Hingham what would it be?
We would encourage you not to base your choice on the lowest Hingham conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. 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 go into the conveyancing with your eyes wide open.
We had chosen conveyancers locally in Hingham on the Aldermore solicitor panel. They have just invoiced me a separate charge for dealing with the Aldermore mortgage. Is this a supplemental conveyancing fee specified by Aldermore?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your conveyancing practitioner is entitled to charge a fee for this. This charge is not set by Aldermore but by your Hingham conveyancer. Some firms on the Aldermore panel will charge ’dealing with mortgage’ fee and others do not.
My partner and I have arranged a further advance on our home loan from Skipton as we intend to conduct a loft conversion to our house in Hingham. Are we obliged to choose a local Hingham solicitor on the Skipton conveyancing panel to deal with the paperwork?
Skipton would not normally 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 Skipton conveyancing panel.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The solicitors who dealt with the conveyancing in Hingham 10 years ago have long since closed. What are my options?
You no longer need to hold title official documentation to prove you are the owner of your registered land or premises, as the Land Registry hold details of all registered land or property electronically.
I am a negotiator for a reputable estate agency in Hingham where we see a few flat sales put at risk as a result of leases having less than 80 years remaining. I have received contradictory information from local Hingham conveyancing firms. Could you clarify whether the owner of a flat can commence the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Leasehold Conveyancing in Hingham - Sample of Queries Prior to Purchasing
-
This information is important as a) areas can result in problems for the building as the common areas may start to deteriorate where repairs are not paid for b) if the leasehold owners have an issue with the running of the building you will want to have full disclosure The best form of lease structure is a share of the freehold. In this scenario the leaseholders benefit from control and notwithstanding that a managing agent is often retained if the building is larger than a house conversion, the managing agent is directed by the tenants. What prohibitions are contained in the Hingham Lease?
What is the distinction between surveying and conveyancing in Hingham?
Conveyancing - in Hingham or elsewhere - is the process of legally transferring legal title of property from one person to another. It involves the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are intending to buy and will help you find out about the condition of the building and, if there are problems, give you a powerful reason for reducing the price down or asking the seller to fix the defects before you complete your move.