We were about to instruct a conveyancing solicitor in Hitchin recommended using your comparison tool but stumbled across alternative fee calculations on the internet appear less pricey – how come?
You can find plenty of websites advertising supposedly £99 conveyancing, yet more often than not additionalfees result in the completion invoice markedly uplifted. Conveyancers are obliged to make sure that costs outlined in terms of engagement should be equitable raised The conveyancers that we list for conveyancing in Hitchin set out all charges for a domestic conveyancing transaction.
My uncle passed away six months ago and as sole heir and executor I was left the house in Hitchin. The house had a relatively small loan left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this allowed?
Where you intend to re-mortgage then TSB will require that you use a conveyancer on the TSB conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your TSB conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the TSB mortgage is registered as a charge at the Land Registry.
Is it the case that all Hitchin solicitor firms on the Kent Reliance conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be governed by the SRA. Many mortgage companies do list licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.
I currently have a mortgage with UBS for my property in Hitchin. Conveyancing was finalised some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?
You must advise UBS in advance of renting your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies 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 UBS directly. You need not do this via a UBS conveyancing panel firm.
Completion of my purchase has taken place for my property in Hitchin. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
We are purchasing a property and the solicitor has identified Chancel Repair to which the house could be obligated to contribute to given it’s proximity to the area of such a church. She has suggested insurance. Is this really required for conveyancing in Hitchin
Unless a previous purchase of the property took place after 12 October 2013 you could expect solicitors delivering conveyancing in Hitchin to remain recommending a chancel search and or insurance against a claim.
My nephew is embarking on her first house purchase, the home loan was agreed last week in principle. When the seller agreed the offer on the apartment we contacted the building society to go forward with his. We were very surprised to discover that banks do not accept all conveyancing practitioner, they must be on their panel, is this legal?
Mortgage Companies ordinarily restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Hitchin property lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.