We are planning to buy with Earl Shilton BS. We have called around locally yet am struggling to find a Hayes conveyancing firm on the Earl Shilton BS approved list. Can you help?
Feel free to take advantage of the search tool on this web page. Please choose the mortgage company and type Hayes or your preferred area and you will see numerous solicitors located in Hayes or by proximity to you.
What is your number one tip for choosing a conveyancing solicitor in Hayes
We would encourage you not to base your choice on the cheapest Hayes conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We had appointed solicitors based in Hayes on the Virgin Money solicitor approved list. They are now charging me a supplemental amount for the legal aspects of the Virgin Money mortgage. Is this a supplemental conveyancing fee set by Virgin Money?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your lawyer may levy a fee for this. This charge is not set by Virgin Money but by your Hayes conveyancing practitioner. Some firms on the Virgin Money panel will levy ’dealing with mortgage’ fee but some practices incorporate it on their overall fee.
I am purchasing a property in Hayes. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Virgin Money be concerned?
As your lender is Virgin Money your lawyer must check the conveyancing instructions contained in Part two of UK Finance Lenders’ Handbook for Virgin Money. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Virgin Money where a lease does not comply with these requirements. The requirements relate to the installation of panels on properties in England and Wales and is not limited to Hayes.
I used Wolstenholmes several years past for my conveyancing in Hayes. I now require my file but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying my first flat in Hayes with a loan from Bank of Scotland. The sellers would not reduce the price so I negotiated five thousand pounds worth of extras instead. The sale representative told me not inform my conveyancer about this extras as it would affect my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML 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 opted to have a survey completed on a property in Hayes before appointing lawyers. I have been advised that there is a flying freehold element to the house. Our surveyor has said that some banks will refuse to issue a mortgage on such a house.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. If you contact 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 used to dealing with flying freeholds in Hayes. Conveyancing may be slightly more expensive based on your lender's requirements.
I am employed by a long established estate agency in Hayes where we have experienced a number of leasehold sales jeopardised due to leases having less than 80 years remaining. I have received inconsistent advice from local Hayes conveyancing firms. Can you confirm whether the seller of a flat can initiate the lease extension formalities for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder 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.
I have given up trying to purchase the freehold in Hayes. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Absolutely. We can put you in touch with a Hayes conveyancing firm who can help.
An example of a Lease Extension case 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 was in relation to 1 flat. The remaining number of years on the lease was 50.57 years.