Me and my partner are purchasing a 3 bedroom apartment in Hayes with a mortgage. We have a Hayes solicitor, however the lender advise he's not on their "panel". We have to appoint one of the bank panel conveyancing practices or continue with our Hayes property lawyer and pay for one of their panel firms to represent them. We regard this is unjust; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Hayes conveyancing solicitor to apply to be on the conveyancing panel.
We are due to move house in December. Should my conveyancing solicitor update the removal company on the completion day. As an aside, can you suggest a removal company in Hayes. Conveyancing lawyer was chosen prior to coming across your site.
On the day of completion you can pick up the house keys from the estate agent but this can only happen once the sellers lawyers advise the agent that the monies to complete are in and the keys can be collected. Subsequently you will need to advise the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal organisation but can assist you in finding a residential property solicitor in Hayes or a lawyer that specialises in conveyancing in Hayes.
My conveyancer has informed me that missing deeds insurance is required on my purchase. What is the level of cover for Hayes conveyancing?
The right level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between Barclays and Chelsea Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.
I am due to exchange contracts on my house. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being problematic. The Hayes solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are requiring 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.
I need some fast conveyancing in Hayes as I am faced with pressure to exchange contracts inside 4 weeks. A mortgage is not required. Is it possible to decline from having conveyancing searches to save fees and time?
If.Given you are not getting a mortgage you are at liberty not to do searches although no solicitor would advise that you don't. Drawing on our experience of conveyancing in Hayes the following are examples of issues that can appear and therefore impact the marketability of the property: Enforcement Notices, Overdue Charges, Overdue Grants, Railway Schemes,...
I'm purchasing my first flat in Hayes with a mortgage from Norwich and Peterborough Building Society. The developers refused to move on the price so I negotiated five thousand pounds worth of extras instead. The sale representative told me not reveal to my conveyancer about the extras as it would jeopardize my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
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 amenity areas and railway links nearby, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in Hayes in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
If you require a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
Taking into account that I am about to part with £400,000 on a house in Hayes I wish to talk to a solicitor regarding theconveyancing ahead of instructing the firm. Can this be arranged?
This is something that we recommend - we would be delighted to talk to you we do not take any clients on without you liaising with the conveyancer due to be doing your conveyancing in Hayes.There is no ‘factory style conveyancing’ - every client is an important individual, not a case number. The practices that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Hayes should be the figure that you are charged.