Is it the case that all Hitchin solicitor practices on the Principality conveyancing panel are overseen by the SRA?

As a firm of solicitors, in order to be on the Principality conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Many mortgage companies do allow licenced conveyancers on their panel and in such a situation the firms would be overseen by the Council of Licensed Conveyancers.

I can not work out if my lender requires a lease extension. I have telephoned my Hitchin bank branch on a couple of occasions and was advised it wasn't an issue and they will lend. My Hitchin conveyancing solicitor - who is on the lender conveyancing panel- called to say that they will not lend based on their published requirements. Who do I believe?

Your lawyer has to follow the Council of Mortgage Lenders’ Handbook section two requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am due to exchange contracts on my flat. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, HSBC are being a right pain. The Hitchin solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

How does conveyancing in Hitchin differ for new build properties?

Most buyers of new build premises in Hitchin contact us having been asked by the seller to exchange contracts and commit to the purchase even before the property is finished. This is because house builders 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 used to new build conveyancing in Hitchin or who has acted in the same development.

Hoping to buy a property located in Hitchin and I am already nervous. I couldn't find anything specific about Hitchin. Conveyancing will be needed in due course but do you know about the Hitchin area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Hitchin. In the meantime here are some basic statistics that we found

I need to instruct a conveyancing solicitor for leasehold conveyancing in Hitchin. I have discover a site which looks to be the perfect solution If there is a chance to get all the legals completed via phone that would be preferable. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

We have selected a Hitchin conveyancing solicitor for our home move (first time buyers) and have spotted in the engagement letter that they are not regulated by the Financial Conduct Authority. Need I be worried or is that usually the case with property lawyer?

We can't see why they should be. Most conveyancing practitioner don't lend money. You should check that they are governed by the Solicitors Regulation Authority, who have strict laws in place on monies held by them.