My wife and I are purchasing a 2 bedroom flat in Hayes with a mortgage. We have a Hayes solicitor, but the lender advise he's not on their "panel". We have to appoint one of the mortgage company panel firms or retain our Hayes lawyer as well as pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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.
Can your site be used to locate a Conveyancing solicitor in Hayes even where I’m not buying or selling a house, for instance where I intend to buy an office in Hayes with a mortgage from Barclays ?
The service is primarily utilised to find domestic conveyancing solicitors in Hayes but we have recorded towards the end of this page some Hayes commercial conveyancing firms. You should speak with the firm directly to establish if they are also authorised to represent Barclays
Do the Building Society Association intend to launch a search tool with a view to list firms on the Darlington Building Society conveyancing panel for instance in Hayes?
We would not expect to be advised of any plans on the part of the BSA to promote such a search facility.
About to purchase a new build flat in Hayes. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Hayes
-
If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants.
I have been on the look out for a ground for flat up to £245,000 and identified one round the corner in Hayes I like with a park and railway links in the vicinity, the downside is that it only has 52 years on the lease. There is not much 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 shortness of the lease will be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
My partner has recommend that I use his lawyers for conveyancing in Hayes. Should I choose my own solicitor?
No doubt the best way to find a conveyancing lawyer is to get guidance from friends or relatives who have used the firm that you are considering.