I am obtaining a offer of a home loan from Lloyds. I intend to employ the services of a Licensed Conveyancer in Hayes. Does the Lloyds Conveyancing panel allow for conveyancers regulated by the CLC?
The Lloyds approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Finally the sale completed on my house in Hayes last December yet the purchaser is telephoning every few hours to moan that her conveyancer needs to hear from mylawyer. What should my lawyer have done following completion?
Following your disposal your conveyancer should deliver the transfer documentation and all additional paperwork to the purchaser's solicitors. Where relevant, your lawyer should also confirm that the legal charge in favour of the lender has been discharged to the buyers conveyancers. There are no post completion procedures peculiar conveyancing in Hayes.
We are purchasing a property in Hayes. I might seem paranoid but how we can trust a conveyancer? On the day of competition we have to deposit our life savings into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Two weeks ago we had a mortgage agreed in principle with Lloyds. Hayes conveyancing solicitors were selected. What is the average time that one could expect to receive a mortgage offer from Lloyds?
There is no definitive answer here. Have Lloyds conducted the valuation? Have you informed Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I recently had an offer agreed on an apartment in Hayes. My financial adviser recommended their conveyancers. I paid an on account payment of £225. A few days later, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Over the last few months I have been searching for a ground for flat up to £305k and found one near me in Hayes I like with a park and transport links in the vicinity, however it only has 61 years on the lease. I can't really find anything else in Hayes suitable, so just wondered if I would be making a grave error buying a short lease?
If you require a mortgage the remaining unexpired lease term will likely be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.
I am looking for a conveyancing practitioner in Hayes for my sale. Can I check a solicitor's complaints history with the legal regulator?
One may read presented Solicitor Regulator Association (SRA) decisions arising from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator may monitor telephone calls for training purposes.
All being well we will complete the sale of our £200,000 maisonette in Hayes in 5 days. The managing agents has quoted £312 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Hayes?
Hayes conveyancing on leasehold apartments more often than not requires the purchaser’s solicitor sending enquiries for the landlord to address. Although the landlord is under no legal obligation to answer such questions most will be willing to assist. They may charge a reasonable administration fee for answering enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is over three hundred pounds, in some transactions it is above £800. The administration charge required by the landlord must be sent together with a synopsis of entitlements and obligations in relation to administration charges, without which the charge is not strictly payable. Reality however dictates that you have little option but to pay whatever is demanded should you wish to exchange contracts with the buyer.
I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Hayes conveyancing firm to represent me?
Most definitely. We are happy to put you in touch with a Hayes conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Hayes flat 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 was in relation to 2 flats. The unexpired lease term was 69 years.