Do lenders provide you with an approved list of Hayes conveyancing solicitors? How do you know who is on the Kent Reliance conveyancing panel?
Hayes conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.
How does conveyancing in Hayes differ for new build properties?
Most buyers of new build residence in Hayes come to us having been asked by the seller to exchange contracts and commit to the purchase even before the house is constructed. This is because house builders in Hayes tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Hayes or who has acted in the same development.
I have been on the look out for a leasehold apartment up to £235,500 and found one near me in Hayes I like with open areas and station in the vicinity, however it only has 49 years on the lease. There is not much else in Hayes suitable, so just wondered if I would be making a grave error purchasing a short lease?
If you require a home loan the remaining unexpired lease term will likely be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.
I am thinking of appointing a conveyancing lawyer in Hayes for my purchase. Is there any facility to see a solicitor's complaints history with the profession’s regulator?
Members of the public may read presented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors record, ring 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 SRA could monitor telephone calls for training requirements.
Having spent months of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Hayes. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the sum to be paid.
An example of a Freehold Enfranchisement case for a Hayes 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 was in relation to 2 flats. The number of years remaining on the existing lease(s) was 69 years.
What makes a Hayes lease unmortgageable?
There is nothing unique about leasehold conveyancing in Hayes. Most leases are drafted differently and legal mistakes in the legal wording can result in certain provisions are wrong. The following missing provisions could result in a defective lease:
-
A provision to repair to or maintain elements of the building
You could encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Halifax, The Mortgage Works, and Platform Home Loans Ltd all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, forcing the purchaser to withdraw.
We have AIP from Barnsley Building Society who have advised we could borrow up to £350k. At what point do we need to appoint a lawyer for conveyancing? Hayes is where we are buying.
You can instruct a property lawyer now requesting that they generate a file on your behalf. This will enable: 1) the selling agent to send out the Sales Memorandum to the relevant parties 2) the seller’s lawyer to submit the draft agreement. However, do not instruct your lawyer to order searches until you receive your valuation report via Barnsley Building Society and you are content to proceed.