I am not well enough to travel far from Hayes. What is the rationale as to why all Hayes solicitors aren't automatically on all lender panels?
Even though it may seem unfair for lenders to restrict who can act for them, from the public’s or solicitor’s viewpoint, the the contrary view is that lenders are increasingly anxious and feel it vital to protect them from mortgage fraud. As a result of this concern lenders are limiting their panel of approved conveyancing lawyers to a manageable size.
It is 10 years ago since I bought my house in Hayes. Conveyancing solicitors have just been appointed on the sale but I am unable to track down the title documents. Is this a major issue?
Don’t worry too much. Firstly the deeds may be kept by your lender or they could be archived with the solicitor who oversaw your purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Almost all conveyancing in Hayes involves registered property but in the unlikely event that your property is unregistered it adds to the complexity but is not insurmountable.
We are intent on selling our house in Hayes and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any local conveyancer would know that there is no such problem. It does beg the question why the buyers instructed a factory type conveyancing practice rather than a conveyancing solicitor in Hayes. Having lived in Hayes for 5 years we know of no issue. Should we contact our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
It has been four months following my purchase conveyancing in Hayes completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
If all goes to plan we aim to complete our sale of a £300,000 garden flat in Hayes next Thursday. The managing agents has quoted £420 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Hayes?
Hayes conveyancing on leasehold apartments often requires the purchaser’s conveyancer submitting questions for the landlord to address. Although the landlord is under no legal obligation to address such questions the majority will be willing to assist. They are entitled to invoice a reasonable charge for answering enquiries or supplying documentation. There is no set fee. The average costs for the information that you are referring to is over three hundred pounds, in some situations it exceeds £800. The administration charge invoiced by the landlord must be sent together with a summary of rights and obligations in relation to administration fees, otherwise the charge is technically not due. Reality however dictates that one has no option but to pay whatever is requested of you if you want to sell the property.
Having spent months of negotiations we are unable to 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?
You certainly can. We are happy to put you in touch with a Hayes conveyancing firm who can help.
An example of a Lease Extension decision for a Hayes residence is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case affected 1 flat. The number of years remaining on the existing lease(s) was 50.57 years.
What type of property do your Hayes conveyancing quotes relate to?
The quotes provided are only applicable to standard domestic premises in England & Wales. Where you have any different requirements for instance industrial or agricultural property or commercial conveyancing in Hayes please contact us to consider this further .