Can conveyancing in Hayes to be concluded in 3 weeks?
Where the seller is applying time constraints to complete it is advisable to make sure that your lawyer is familiar with the location as they will benefit local relationships and insight. It is even conceivable that they may have transacted otherhomes in the same street. You would be best advised to use a Hayes conveyancing solicitor. In addition, make sure that the conveyancing firm is on the lender panel. It is believed that nearly one in five of Hayes conveyancing deals are frustrated or derailed after discovering a purchaser’s lawyer was not on their mortgage lender’s member panel. In many cases this discovery resulted in the conveyancing being delayed by almost 21 days. It is understood that this issue impacts in the region of 100,000 home moves annually. Many Hayes conveyancing practices can not represent certain lenders so do check at the outset.
Completion of my purchase has taken place for my property in Hayes. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that 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 with full details of your complaint.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Hayes solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Hayes postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Hayes.
I have finally had an offer on an apartment in Hayes agreed to, but there is a chain. The sellers have put an offer on a flat, however it’s not yet agreed to, and have viewings of other flats in the pipeline. I have chosen a high street conveyancing solicitor in Hayes. What do I do now? At what point do 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 incur costs too early (mortgage application is approx £1k, then valuation, Hayes conveyancing search costs, etc). The first course of action is to check that your solicitor is on the Lloyds approved list. Concerning the subsequent stages this very much depends on the specifics of your transaction, attraction to this property and on the state of the market. During a rising market many buyers will apply for the mortgage with Lloyds and arrange for the valuation and only if it was satisfactory would they request their solicitor to proceed with the conveyancing in Hayes.
I purchased a terraced Georgian property in Hayes. Conveyancing practitioner represented me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold with the matching address. Is it worth asking National Westminster Bank to clarify?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hayes and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing lawyer who completed the work.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Hayes is the location of the property. What do you suggest?
Flying freeholds in Hayes are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hayes you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hayes may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am employed by a busy estate agency in Hayes where we see a few leasehold sales derailed due to short leases. I have been given conflicting advice from local Hayes conveyancing firms. Can you shed some light as to whether the owner of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Despite our best endeavours, we have been unsuccessful in trying to reach an agreement for a lease extension in Hayes. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a missing landlord or if there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the LVT to arrive at the price payable.
An example of a Freehold Enfranchisement matter before the tribunal for a Hayes flat 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 related to 2 flats. The unexpired term was 69 years.
Please can you refer me to a solicitor for conveyancing in Hayes (or nearby)? It’s is for a remortgage.My partner and I had one selected but just discovered that are not on the panel for Barclays.
The purpose of this site is restricted to being a directory service for solicitors who wish to be listed as being on the approved conveyancing panel for Barclays in certain areas such as Hayes . Our intention is not to recommend any specific property lawyer.