A friend advised me that in purchasing a property in Hayes there could be a number of restrictions affecting the ability to carry out external alterations to the property. Is this right?
There are a number of properties in Hayes which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Hayes should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are buying a terrace house in Hayes. We would like to carry out an extension to the side at the house.Will the conveyancing process involve checks to ascertain if these alterations were previously refused?
Your conveyancer should check the registered title as conveyancing in Hayes will occasionally reveal restrictions in the title deeds which prohibit categories of changes or need the consent of a 3rd party. Certain additions call for local authority planning permissions and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these things with a surveyor prior to committing yourself to a purchase.
My husband and I have arranged a further advance on our mortgage from Barclays as we want to carry out alterations to our house in Hayes. Are we obliged to choose a local Hayes solicitor on the Barclays conveyancing panel to deal with the paperwork?
Barclays don't usually instruct a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays list.
I used Wolstenholmes a few years past for my conveyancing in Hayes. Now, I need the documents however the law firm is no longer operating. What do I do?
Do contact 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 retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing my first flat in Hayes benefiting from help to buy. The sellers would not move on the amount so I negotiated £7000 of extras instead. The sale representative advised me not reveal to my lawyer about the extras as it may jeopardize my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the UK Finance website. UK Finance form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey carried out on a house in Hayes prior to instructing solicitors. I have been informed that there is a flying freehold element to the property. My surveyor has said that some banks tend refuse to grant a loan on a flying freehold house.
It varies from the lender to lender. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Hayes. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Hayes to see if the conveyancing costs will increase in light of this.
I'm refinancing my current property to a BTL mortgage with Barclays and intend to use the remaining equity as a deposit on a second house. The location we are interested in is Hayes. Will your lawyers be able to act for the two lenders and tie in the conveyances?
Make use of our search tool on this page to be sure that the conveyancers are approved by both mortgage companies. Having checked that they are the solicitor should be able to simultaneously deal with the two conveyancing matters but you should talk with you lawyer and specify your expectations and needs.
I am in need of some leasehold conveyancing in Hayes. Before diving in I require certainty as to the remaining lease term.
Assuming the lease is registered - and most are in Hayes - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Hayes conveyancing firm to help?
if there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the amount due.
An example of a Lease Extension matter before the tribunal for a Hayes property is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case affected 1 flat. The number of years remaining on the existing lease(s) was 50.57 years.