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Find a Hartfield Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Hartfield? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Hartfield home move at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Hartfield conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Hartfield

I own a freehold residence in Hartfield yet invoiced for rent, why is this and what is this?

It is rare for properties in Hartfield and has limited impact for conveyancing in Hartfield but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.

When it comes to mortgage companies such as Coventry BS, do Hartfield property lawyers incur an annual charge to be on the list of approved solicitors?

We are unaware of any mortgage company fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

I currently have a mortgage with HSBC for my property in Hartfield. Conveyancing has been completed months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform HSBC?

You must advise HSBC in advance of letting out your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. It should not be necessary to do this via a HSBC conveyancing panel firm.

Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Hartfield solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Hartfield surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

It has been 4 months since my purchase conveyancing in Hartfield took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. 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.

I am purchasing my first flat in Hartfield with a mortgage from Norwich and Peterborough Building Society. The builders would not reduce the price so I negotiated £7000 of extras instead. The estate agent told me not to tell my solicitor about this deal as it will jeopardize my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I'm refinancing my existing house to a BTL mortgage with The Royal Bank of Scotland and I will use the ballance of the raised equity as a down payment on further house. The area we are interested in is Hartfield. Will your conveyancers be able to act for both sets of lenders and link together the two deals?

Do use our search tool on this page to be sure that the lawyers are on the appropriate lender panels. On the basis that they are your lawyer will be able to connect the two transactions but you should talk with you conveyancer and make apparent your expectations and needs.

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