My wife and I are planning to purchase a flat in Hatton and have instructed a Hatton conveyancing practice. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Godiva Mortgages Ltd have this evening contacted us to inform me that they have now hit a problem as our Hatton solicitor is not on their conveyancing panel. What do we do from here?

Where you are buying a property needing a mortgage it is normal for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Hatton lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.

What is the difference between a licensed conveyancer and conveyancing solicitor in Hatton

Two types of professional can conduct conveyancing in Hatton namely CLC regulated conveyancers or solicitors. Both professionals administer conveyancing services that you need to complete the sale or purchase of property. They are both obliged to handle Hatton conveyancing to the same quality and guidelines so you may be safe in the knowledge that your conveyancing will be professionally carried out and that the requisite procedures should be accurately followed.

When it comes to lenders such as Nationwide, do Hatton lawyers have to pay a yearly amount to be on the list of approved solicitors?

We are not aware of any bank fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

The formalities of my purchase has taken place for my property in Hatton. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I used Arc property Solicitors several years past for my conveyancing in Hatton. I now require my file however the law firm has closed. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hatton of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

We are 3 weeks into a freehold purchase having been directed to solicitors by the high street agent to handle our conveyancing in Hatton. I am am extremely dissatisfied with the level of service. Can you you assist me in finding new conveyancers?

They would have to be really poor in order to consider replacing them. Has your mortgage been issued? If so you must advise them of the new contact details and ensure the mortgage documents are issued to the new lawyers. Your conveyancer needs to be on the lenders approved list to avoid added expenses and delays. So that should be your starting point. The find a solicitor tool will assist you in finding a bank approved conveyancer for your conveyancing in Hatton

We expect to complete the disposal of our £375,000 apartment in Hatton in just under a week. The managing agents has quoted £300 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Hatton?

Hatton conveyancing on leasehold maisonettes ordinarily necessitates administration charges invoiced by landlords agents :

Answering pre-exchange questions Where consent is required before sale in Hatton Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Hatton leasehold premises is £350. For Hatton conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply the information.

My wife and I have hit a brick wall in seeking a lease extension in Hatton. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Absolutely. We are happy to put you in touch with a Hatton conveyancing firm who can help.

An example of a Lease Extension case for a Hatton residence is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case was in relation to 1 flat. The unexpired lease term was 82.93 years.