I am hoping to receive a mortgage with Nat West. I intend to instruct a Licensed Conveyancer in Hayes. Does the Nat West Solicitor panel include conveyancers regulated by the CLC?
The Nat West conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
As someone not used to the Hayes conveyancing process what’s the number one tip you can give me for the house moving process in Hayes
You may not hear this from too many lawyers but conveyancing in Hayes and elsewhere in England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there exists plenty of room for friction between you and others involved in the legal transfer of property. For instance, the vendor, estate agent and on occasion the mortgage company. Appointing a law firm for your conveyancing in Hayes should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the transaction whose role it is to act in your best interests and to keep you safe.
Every so often a third party with a vested interest will attempt to convince you that it is in your interests to do things their way. As an example, the selling agent may claim to be assisting by claiming that your solicitor is slow. Or your mortgage broker may tell you to do something that is contrary to your solicitors recommendation. You should always trust your lawyer above all other parties in the home moving process.
I completed on my apartment on 16 November and the transaction details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Hayes said it will be registered in less than a month. Are transfers in Hayes particularly slow to register?
As far as conveyancing in Hayes is concerned, registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can vary subject to who lodges the application, whether it is in order and if the Land registry communicate with any 3rd parties. At present roughly 80% of such applications are completed within two weeks but occasionally there can be longer hold-ups. Historically registration occurs once the buyer is living at the property thus an expedited registration is not typically an essential issue but where there is a degree of urgency associated with the registration then you or your lawyers can communicate with the Registry to express the reasoning for the application to be prioritised.
My cousin has urged me to instruct his conveyancers in Hayes. Do I follow his recommendation?
No doubt the best way to find a conveyancing practitioner is to seek feedback from friends or relatives who have previously instructed the solicitor that you are considering.
I've recently bought a leasehold house in Hayes. Do I have any liability for service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
We have reached the end of our tether in trying to purchase the freehold in Hayes. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most definitely. We can put you in touch with a Hayes conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Hayes premises is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case affected 2 flats. The number of years remaining on the existing lease(s) was 69 years.
At what point do I pay stamp duty due for my Hayes property purchase?
Your property lawyer will complete a Land Transaction Return Form for you as part of your Hayes conveyancing transaction for you to sign. On completion your conveyancing practitioner will submit your STL application to the Inland Revenue and - as long as they have the money - pay any land tax due on your behalf.