Unfortunately I am unable to travel far from Hitchin. What is the rationale as to why all Hitchin lawyers aren't included on all mortgage company panels?
Lenders tend to impose restrictions on either the nature or volume of conveyancing firms on their panel. A common example of such criteria being that a organisation is required to have two or more partners. In addition to restricting the structure of firm, some banks made a decision to restrict the size of their panel they use to represent them. You should note that lenders have no liability for the quality of service provided by any Hitchin conveyancer on their panel. Mortgage fraud was the primary trigger for the rationalisation of conveyancing panels in the last decade even though there are differing opinions concerning whether solicitors sat at the center of that fraud. Data via HMLR reveal that thousands of law organisations only conduct one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms deserve claim to remain on a lender panel when it is evident that conveyancing is not their speciality?
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Hitchin. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 21/2/2025, the requirements read as follows :
Is there a list of HSBC panel solicitors in Hitchin on the UK Finance Lenders’ Handbook Website?
No. There is no such tool on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings visible on the web. Where you are looking for a Hitchin conveyancer on the HSBC please use our facility.
I recently had an offer agreed on an apartment in Hitchin. My mortgage broker pressured me to appoint their solicitor. I paid an on account payment of £150. Shortly after, the conveyancer called me to say that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Our sealed bid on a semi in Hitchin has been agreed to, the owners do nevertheless have a tied purchase. The vendors have offered on a flat, but it’s not yet agreed to, and are looking at other apartments booked. I have selected a nearby conveyancing solicitor in Hitchin. What should be my next step? At what stage should I apply for the mortgage with Lloyds?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx one thousand pounds, then survey, Hitchin conveyancing search charges, etc). The first course of action is to check that your solicitor is on the Lloyds conveyancing panel. Regarding the next stages this very much depends on the specifics of your transaction, attraction to the property and on the state of the market. During a rising market many home buyers will apply for the mortgage with Lloyds and arrange for the valuation and only if it was satisfactory would they ask their property lawyer to proceed with the conveyancing in Hitchin.
I require fast conveyancing in Hitchin as I am under an ultimatum to sign on the dotted line inside one month. A mortgage is not required. Can I escape the need for conveyancing searches to save money and time?
As you are not getting a mortgage you have the choice not to do searches although no lawyer would suggest that you don't. With lots of history conveyancing in Hitchin the following are instances of what can show up and adversely impact market value: Enforcement Actions, Outstanding Charges, Overdue Grants, Unadopted Roads,...
I have recentlyfound out that Arc property Solicitors have been shut down. They conducted my conveyancing in Hitchin for a purchase of a leasehold apartment 18 months ago. How can I check that my home is in my name in the name of the former proprietor?
The quickest way to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Hitchin conveyancing specialists.