I'm spending time viewing houses in Hitchin and I am about to put in an offer. Is it premature to have a solicitor in place? I will be getting a mortgage with Leeds Building Society.

It would be prudent to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are seeking a mortgage with Leeds Building Society, make sure you remember to check that your lawyer is on the Leeds Building Society conveyancing panel.

My offer was accepted on an apartment in Hitchin on 24/12/2025, valuation was booked 2 days later, received a clean bill of health. Property lawyer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Yorkshire BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Yorkshire BS conveyancing panel. Can the lender hold off the offer?

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.

I've 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 Hitchin solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society 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 Hitchin 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.

Is it necessary to pay for insurance to address the risk of chancel repairs when buying a residence in Hitchin?

Unless a previous acquisition of the property took place after 12 October 2013 you could expect solicitors handling conveyancing in Hitchin to continue to propose a a chancel search and or insurance against a claim.

I'm purchasing a new build house in Hitchin benefiting from help to buy. The builders would not move on the amount so I negotiated £7000 of extras instead. The house builders rep advised me not to tell my solicitor about this side-deal as it may impact 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.

My company is intending to take an assignment of a lease of a shop on the high street. Can you recommend lawyers offering competitive costs for commercial conveyancing in Hitchin for below 1500k?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Hitchin, including the sale and purchase of businesses as well as simply premises. Whether you are hoping to purchase or sell a shop, pub, restaurant, office, retail unit or a whole business we will find you the right lawyer. Regarding the costs these will vary based on the structure and nuances of the proposed transaction. Let us have your details or phone us so that we can provide you with comprehensive commercial conveyancing quote.

My wife and I have chosen a Hitchin conveyancing solicitor for our house purchase (FTB’s) and have spotted in the engagement letter that they are not regulated by the Financial Conduct Authority. Should I be worried or is that usually the case with property lawyer?

We can't see why they should be. Most solicitor don't lend money. They will be regulated by the Solicitors Regulation Authority, who dictate stringent rules in relation to monies deposited in their bank.