I am in the process of selling my maisonette in Hatfield and the estate agent has just text me to warn that the purchasers are appointing a new solicitor. I am told that this is due to the fact that the mortgage company will only work with solicitors on their conveyancing panel. Why would a leading mortgage company only deal with certain lawyers rather the firm that they want to appoint for their conveyancing in Hatfield ?

Mortgage companies have always had panels of law firms that can act for them, but in the last few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Mortgage companies justify this action to a rise in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any sway in the decision.

I have given 2 months notice to my current landlord and must be out of my rented apartment in Hatfield by . Conveyancing on my purchase is underway. How realistic is it to complete in a couple of weeks as don't want to have to find temporary accommodation?

Generally one should not give notice for your lease unless your lawyer suggests that you should. Assuming that you have not already done so, contact to your conveyancer and urge them to they apply pressure on the other side, try to get a realistic time scale from them that everyone will look to achieve

I am assisting my niece sell her property in Hatfield. Does the conveyancing solicitor order an EPC or should I organise this?

Following the demise of HIPs, energy assessments was left as a mandatory part of moving house. An energy assessment needs to be to hand prior to the property being marketed. It is not something that law firms ordinarily arrange. If you are instructing a Hatfield conveyancing lawyer they might help arrange EPC’s due to their contacts with long established local assessors

I'm the only beneficiary of my late grandmother’s will with all property in now in my sole name, including the house in Hatfield. The Hatfield property was put into my name in . I plan to dispose of the property. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership may be considered the same way as though I had purchased the house in . Is the property unsalable for six months?

The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How practical a view lenders take of it, depend on the bank as this obligation principally exists to capture the purchase and immediately sell or the wholesaling and assigning of properties.

We were going to get a DIP from this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do recommend any Hatfield solicitors on the conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Hatfield solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

About to purchase a new build flat in Hatfield. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Hatfield

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

What are the differing property law services that Hatfield conveyancing firms handle?

Most Hatfield conveyancing practices manage to provide various services to home and land proprietors, sellers, investors, freeholders and tenants and you can expect them to offer expert advice on some of the following services:

Property sale conveyancing in Hatfield and wider afield House purchase conveyancing in Hatfield and countrywide New Build Full and Part Exchange Shared equity purchase (part buying and part renting) Key worker schemes Buying and selling via auction