My husband and I are hoping to buy a flat in Hayes and have instructed a Hayes conveyancing firm. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Britannia have this evening contacted us to advise us that they have now hit a problem as our Hayes conveyancer is not on their approved list of lawyers. Is this a problem?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Hayes lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
Can your site be used to locate a Conveyancing solicitor in Hayes even if I’m not buying or disposing of a house, for example if I wish to buy a shop in Hayes with a loan from Platform Home Loans Ltd?
Our comparison service is predominantly there to help choose domestic conveyancing solicitors in Hayes but we have set out towards the bottom of this page some Hayes commercial conveyancing firms. You should make contact with the solicitors directly to see if they are also authorised to represent Platform Home Loans Ltd
I had intended to instruct a property lawyer in Hayes for our house move. Our financial adviser informed us that our mortgage lenders Barclays won't deal with them. Surely this is unfair competition?
Banks in the main restrict either the category or the number of conveyancing practices on their approved list of lawyers. A common example of such restriction(s) being that a firm must not be a sole practitioner. As well as restricting the profile of firm, some have decided to limit the amount of firms they use to represent them. Be aware that Barclays have no responsibility for the quality of advice provided by any member of Barclays Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of conveyancing panels since 2008 even though there are mixed views concerning the extent of solicitor engagement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms, including some in or near Hayes only conduct very few conveyances per annum.
I used Arc property Solicitors several years ago for my conveyancing in Hayes. Now, I need my documents however the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hayes of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
What does commercial conveyancing in Hayes cover?
Hayes conveyancing for business premises incorporates a wide range of advice, supplied by regulated solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
If all goes to plan we aim to complete the disposal of our £300,000 flat in Hayes in just under a week. The managing agents has quoted £420 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is the landlord entitled to charge such fees for a leasehold conveyance in Hayes?
Hayes conveyancing on leasehold apartments usually involves fees being levied by managing agents :
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Answering pre-contract questions
Where consent is required before sale in Hayes
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I inherited a ground-floor 1950’s flat in Hayes. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the premium due for the purchase of the freehold?
Most certainly. We can put you in touch with a Hayes conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Hayes property 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 residue of the current lease was 69 years.