My partner and I are purchasing our first house. Our solicitor has contact usto enquire if we wish to order extra conveyancing searches. As novices we in the dark as to what's necessary for conveyancing in Hayes
The type of Hayes conveyancing searches depends primarily on the property, the location, the probability of any of these risks, your familiarity of the area and risks, your general approach to risk. What is important is that you properly appreciate what information the searches could provide. Then you can decide if you consider that you need that information. Where you are unclear, ask your property lawyer to recommend.
My colleague recommended that if I am purchasing in Hayes I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Hayes conveyancing searches. It is a large report of more than thirty pages, listing and setting out significant information about Hayes around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Hayes Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information about Hayes.
Due to the guidance of my in-laws I had a survey completed on a property in Hayes ahead of appointing lawyers. I have been told that there is a flying freehold aspect to the property. My surveyor advised that some banks tend refuse to give a mortgage on a flying freehold home.
It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. Should you wish to telephone us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help 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 looking for a conveyancing solicitor in Hayes for my house move. Can I check a solicitor's complaints history with the profession’s regulator?
Anyone can find presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions commenced on or after 1 January 2008. Go to Check a solicitor's record. For records Pre 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA could monitor call for training purposes.
I am on look out for some leasehold conveyancing in Hayes. Before diving in I want to be sure as to the unexpired term of the lease.
Assuming the lease is registered - and 99.9% are in Hayes - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I inherited a second floor flat in Hayes. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount payable for the purchase of the freehold?
Where there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to make a decision on the amount due.
An example of a Freehold Enfranchisement matter before the tribunal for a Hayes premises 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 lease term was 69 years.
Our solicitor in Hayes has uncovered a a legal deficiency with the lease for the flat we are buying in Hayes. The other side have suggested defective title insurance as a solution. We are happy with insurance and will pay for it. Our solicitor has advised that as he is on the bank conveyancing panel he must check that the lender is happy with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. A precondition to being on the bank approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.