We are a couple about to exchange contracts for a freehold house in Hitchin. We have hit a problem. The mortgage offer with Halifax expires on 8/1/2025 but the sellers are suggesting a completion date of 10/1/2025. Is it possible to extend the mortgage offer?

The person best placed to deal with your issue is your solicitors who should determine if he or she is better off negotiating with the lender, owner’s representatives, property agents or possibly all parties taking into account the circumstances your house move to date.

How can we tell if a Hitchin conveyancing solicitor on the Virgin Money panel is any good?

When it comes to conveyancing in Hitchin seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer conducting your conveyancing.

Two weeks ago we had a mortgage agreed in principle with Co-operative. Hitchin conveyancing solicitors were selected. How long does it take for Co-operative to issue the offer to the conveyancing practitioner?

Some lenders take longer than others. Have Co-operative done the survey? Have you advised Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I have finally had an offer on an apartment in Hitchin agreed to, the vendors do however have a tied purchase. The sellers have put an offer on a property, but it’s not been accepted yet, and are looking at other apartments booked. I have instructed a high street conveyancing solicitor in Hitchin. What do I do now? At what stage should I apply for the mortgage with TSB?

It is normal 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 in the region of £1k, then survey, Hitchin conveyancing search fees, etc). First, you must ensure that your conveyancing practitioner is on the TSB conveyancing panel. Concerning the subsequent stages this very much dictated by the uniqueness of your case, motivation for this property and on the state of the market. During a buoyant market the majority of buyers would apply for a home loan with TSB and arrange for the valuation and only if it comes back ok would they ask their property lawyer to press on with searches.

How does conveyancing in Hitchin differ for new build properties?

Most buyers of new build or newly converted property in Hitchin come to us having been asked by the developer to exchange contracts and commit to the purchase even before the property is completed. This is because new home sellers in Hitchin typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Hitchin or who has acted in the same development.

My father has encouraged me to instruct his conveyancers in Hitchin. Should I find my own conveyancer?

Much as we are happy to recommend a Hitchin conveyancing lawyer it’s preferable to find a conveyancing solicitor is to have feedback from friends or relatives who have experience in using the solicitor that you are considering.

I am hoping to put an offer on a small detached house that seems to meet my requirements, at a great figure which is making it all the more appealing. I have subsequently found out that it's a leasehold as opposed to freehold. I am assuming that there are issues buying a leasehold house in Hitchin. Conveyancing advisers have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Hitchin ?

The majority of houses in Hitchin are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. it is apparent that you are purchasing in Hitchin in which case you should be looking for a Hitchin conveyancing solicitor and be sure that they are used to advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example obtaining the freeholder’spermission to conduct alterations. It may be necessary to pay a maintenance charge towards the upkeep of the communal areas where the property is part of an estate. Your solicitor should report to you on the legal implications.

Hitchin Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing

How is the lease structured? The answer will be helpful as a) areas could result in problems in the block as the communal areas may start to deteriorate where repairs remain unpaid b) if the tenants have a dispute with the running of the building you will wish to have complete disclosure How many years remain on the lease?