What is the first thing I need to know regarding purchase conveyancing in Hillingdon?
You may not hear this from too many lawyers but conveyancing in Hillingdon and elsewhere in West London is often a confrontational experience. In other words, when it comes to conveyancing there is an abundance of opportunity for confrontation between you and others involved in the transaction. E.g., the seller, selling agent and sometimes your mortgage company. Selecting a solicitor for your conveyancing in Hillingdon should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the transaction whose role it is to look after your best interests and to protect you.
Sometimes a potential adversary may attempt to convince you that you should follow their advice. For example, the estate agent may claim to be helping by claiming that your lawyer is slow. Or your mortgage broker may advise you to do something that is against your conveyancers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
I have been advised by my solicitor that lack of right of way insurance is needed on my purchase. What is the level of cover for Hillingdon conveyancing?
The right level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between Halifax and The Mortgage Works. Conveyancing solicitors as opposed to borrowers take out such insurances.
I am currently in the process of buying my council flat in Hillingdon. I have a mortgage agreed with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
I have instructed a Hillingdon conveyancing practitioner having made sure that they are on the Aldermore conveyancing panel. Does my lawyer arrange the survey of the property?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Hillingdon surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a residence in Hillingdon? or Apparently there is an ancient law that means some homeowners residing in a parish church boundary may be liable to pay for maintenance towards the chancel within the church. Is this suitable for conveyancing in Hillingdon?
Unless a prior acquisition of the house completed post 12 October 2013 you could assume that conveyancing practitioners conducting conveyancing in Hillingdon to remain recommending a chancel search and or insurance against a claim.
I'm purchasing a new build house in Hillingdon with a loan from Norwich and Peterborough Building Society. The sellers refused to budge the price so I negotiated 6k of extras instead. The house builders rep suggested that I not inform my conveyancer about the deal as it may impact my mortgage with the bank. Should I keep quiet?.
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.
How do I use your search facility to get a fee calculation from a conveyancing practitioner in Hillingdon on the authorised to act for my lender?
Step one is to select a mortgage company such as Nationwide Building Society, Coventry Building Society or Platform Home Loans Ltd then choose your preferred area a common one being Hillingdon. Conveyancing firms in Hillingdon and further afield will then be shown.
What are your top tips when it comes to choosing a Hillingdon conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a conveyancer for lease extension works (regardless if they are a Hillingdon conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with several firms including non Hillingdon conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:
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How familiar is the practice with lease extension legislation? What are the charges for lease extension work?
After months of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Hillingdon. Can we issue an application to the Residential Property Tribunal Service?
Most definitely. We can put you in touch with a Hillingdon conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Hillingdon residence 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 affected 2 flats. The unexpired term was 69 years.