I am in need of a property lawyer. Should I go for for a national conveyancer or a family Hitchin conveyancing solicitor?

Established third party connections are another important factor to consider when appointing conveyancing lawyers. Hitchin conveyancers often have connections with mortgage brokers and agents, local authorities, surveyors and other law firms meaning the whole process is going to be much more straightforward for you. Having a well rounded insight into the local area is an advantage.

we are a couple who wish to acquire a newly converted flat in Hitchin with a homeloan from Britannia.We would like to retain our Hitchin conveyancing solicitor but Britannia advised that his firm is not listed on their approved list of member firms. We have to appoint a Britannia panel firm or retain our high street solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

No, not really. The home loan issued to you is subject to its various provisions, a common one being that solicitors needs to be on the Britannia approved list. Until recently, most banks had large numbers of law firms on their panels: a borrower could find 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. A further alternative is for your lawyer to apply to be on the conveyancing panel for Britannia

It has been 3 months since my purchase conveyancing in Hitchin took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. 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.

Do I need to be concerned by brokers that I am dealing with are encouraging me to use a factory type conveyancing firm as opposed to a High Street Hitchin conveyancing practice?

As with lots of professional services, often input from family and friends can be worth their weight in gold. Nevertheless there are numerous parties with a keen interest in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may recommend solicitors to appoint. On occasion the solicitors might be known to one of the organisations as experts in their field, but occasionally there might be a commercial relationship behind the recommendation. You have the discretion to choose your preferred lawyer. Don't forget that many mortgage providers specify a panel list of conveyancers you have to use for the mortgage aspect of your home move.

I am considering appointing an online conveyancing practitioner rather than a Hitchin conveyancing firm. Any advice?

There are advantages of being able to attend a local Hitchin conveyancing solicitor for instance

• signing papers same day
• sometimes being able to see someone face-to-face can make a huge difference, particularly for non-standard house moves
• the ability to complain if things go pear-shaped

When analysing estimates, look out for hidden extras. The majority decent Hitchin high street solicitors give an all-inclusive figure. Often online agents seem to offer low cost fees, but have hidden 'extras' in the small print.