It is 10 years ago since I bought my property in Hayes. Conveyancing lawyers have now been instructed on the sale but I can't locate the deeds. Is this a major issue?
You need not be too concerned. Firstly there is a chance that the deeds will be with your mortgage company or they may stored with the solicitor who handled your purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Most conveyancing in Hayes involves registered property but in the rare situation where your home is unregistered it is more of a problem but is not insurmountable.
Please explain the implications if my lawyer’s firm is expelled from the Santander Solicitor panel ahead of completing my conveyancing in Hayes?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I am due to move home in December. Should my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you recommend a removal company in Hayes. Conveyancing solicitor was found prior to coming across this website.
On the afternoon of completion you will need to pick up the house keys from the estate agent however this should only occur once the sellers conveyancers confirm to the agent that they have the completion monies and the keys can be passed over. You will need to advise the removal men that they can start moving you in. As a matter of policy we do not recommend a specific removal company but can help you find a conveyancing in Hayes or a legal practice that specialises in conveyancing in Hayes.
I have been advised by my conveyancer that lack of planning permission insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Hayes?
The appropriate level of lack of planning permission indemnity insurance should be dictated by who who your lender is. It would differ for example between Lloyds TSB Bank and The Mortgage Works. Conveyancing lawyers as opposed to members of the public take out such policies.
I am selling my apartment. I had a double glazing fitted in November 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being problematic. The Hayes solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Are there restrictive covenants that are commonly picked up during conveyancing in Hayes?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Hayes. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am downsizing from my property. My past lawyers has retired. It would be helpful to have a recommendation of a conveyancing firm. Im based in Hayes if that makes a difference.
Please use our search tool to help you choose a solicitor for your conveyancing in Hayes. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Hayes conveyancing firm to help?
Most definitely. We are happy to put you in touch with a Hayes conveyancing firm who can help.
An example of a Lease Extension decision 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 number of years remaining on the existing lease(s) was 50.57 years.
In relation to leasehold conveyancing in Hayes what are the most frequent lease defects?
Leasehold conveyancing in Hayes is not unique. All leases are individual and drafting errors can result in certain provisions are not included. For example, if your lease is missing any of the following, it could be defective:
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A duty to insure the building Service charge per centages that don't add up correctly leaving a shortfall
A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Lloyds TSB Bank, Bank of Scotland, and Barclays Direct all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the purchaser to pull out.