We are planning to buy a 2 bedroom flat in Hatfield with a mortgage. We have a Hatfield solicitor, however the mortgage company advise she’s not on their "panel". It appears that we have little option but to instruct one of the lender panel solicitors or keep our Hatfield conveyancer as well as pay for one of their panel ones to represent them. We consider that this is inequitable; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Hatfield conveyancing lawyer to apply to be on the conveyancing panel.
When it comes to lenders such as UBS, do Hatfield conveyancing practitioners face a yearly amount to be on the conveyancing panel?
We are not aware of any bank fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
Is it the case that all Hatfield solicitor firms on the Clydesdale conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Clydesdale conveyancing panel they would need to be regulated by the SRA. Many mortgage companies do list licenced conveyancers on their panel and in that case the firms would be regulated by the Council of Licensed Conveyancers.
I am selling my apartment. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Barclays are being difficult. The Hatfield solicitor who is on the Barclays conveyancing panel is saying indemnity insurance will be fine but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
A friend advised me that if I am purchasing in Hatfield I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually quoted for as part of the standard Hatfield conveyancing searches. It is a large document of more than thirty pages, listing and setting out important information about Hatfield around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Hatfield Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Hatfield Education with maps and statistics, Local Amenities and other useful information about Hatfield.
Are there restrictive covenants that are commonly picked up during conveyancing in Hatfield?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Hatfield. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Having had my offer accepted I require leasehold conveyancing in Hatfield. Before I set the wheels in motion I would like to find out the remaining lease term.
Assuming the lease is recorded at the land registry - and 99.9% are in Hatfield - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Hatfield Leasehold Conveyancing - A selection of Queries Prior to Purchasing
For most Hatfield leaseholds the cost for major works tend not to be included within maintenance charges, albeit that a few managing agents in Hatfield require tenants to contribute towards a sinking fund and this is used to offset against larger repairs or maintenance. Who is in charge of the block?