Do I need to attend the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Hayes so that I can pop in to their offices if necessary.
As opposed to 15 years ago, the vast majority banks no longer oblige their conveyancing panel solicitor to witness the mortgagors signature. It will still be necessary for you to hand over identification documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Hayes.
My friend recommended that if I am purchasing in Hayes I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Hayes conveyancing searches. It is not a small document of more than thirty pages, listing and detailing significant information about Hayes around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Hayes Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Hayes Education with plans and statistics, Local Amenities and other useful information concerning Hayes.
I own a semi-detached Georgian property in Hayes. Conveyancing lawyer represented me and The Royal Bank of Scotland. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold under the exact same property. I thought I was buying a freehold how can I check?
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 proprietor 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 buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing solicitor who carried out the work.
Due to the advice of my in-laws I had a survey completed on a property in Hayes prior to appointing lawyers. I have been advised that there is a flying freehold aspect to the property. Our surveyor has said that some lenders tend refuse to issue a loan on this type of house.
It depends who your proposed lender is. HSBC has different instructions from Nationwide. If you call us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Hayes. Conveyancing will be smoother if you use a solicitor in Hayes especially if they are accustomed to such properties in Hayes.
I am looking for a conveyancing solicitor in Hayes for my house move. Can I review a firm’s complaints history with the legal regulator?
You may search for documented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Visit Check a solicitor's record. To find information Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator could recorded call for training reasons.
I am in need of some leasehold conveyancing in Hayes. Before diving in I would like to find out the remaining lease term.
Assuming the lease is registered - and almost all are in Hayes - then the leasehold title will always include the basic details 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 am the proprietor of a two-bedroom flat in Hayes. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount payable for a lease extension?
Absolutely. We are happy to put you in touch with a Hayes conveyancing firm who can help.
An example of a Lease Extension case for a Hayes flat 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 unexpired residue of the current lease was 50.57 years.