Would the conveyancing practitioners identified through your search tool carry out auction conveyancing in Hayes?
There are a number of niche practitioners we can connect you with those specialising in auction conveyancing. Hayes is one of our locations where our lawyers are based.
Do banks and building societies provide you with an approved list of Hayes conveyancing solicitors? How do you know who is on the Nationwide conveyancing panel?
Hayes conveyancing firms themselves provide us confirmation that they are on the Nationwide conveyancing panel as opposed to being supplied with a list from Nationwide directly.
The Hayes conveyancing firm that I recently instructed on my purchase in Hayes have without warning shut down. I only went with them because I needed a firm on the TSB conveyancing panel and my preferred Hayes lawyer was not. I issued them a cheque for £250 in advance. What are my options?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the TSB conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
Will my conveyancer be raising questions concerning flooding during the conveyancing in Hayes.
The risk of flooding is if increasing concern for solicitors conducting conveyancing in Hayes. Some people will acquire a house in Hayes, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to offer advice on flood risk, but there are a number of checks that may be undertaken by the buyer or on a buyer’s behalf which can figure out the risks in Hayes. The standard information given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the seller to discover whether the premises has historically flooded. If flooding has previously occurred which is not disclosed by the owner, then a buyer could issue a legal claim for losses as a result of such an incorrect reply. The purchaser’s solicitors will also commission an environmental search. This will indicate whether there is a recorded flood risk. If so, additional investigations should be initiated.
How does conveyancing in Hayes differ for newly converted properties?
Most buyers of new build residence in Hayes approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because new home sellers in Hayes usually buy 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 tried to negotiate informally with with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Hayes conveyancing firm to assist?
Most certainly. We can put you in touch with a Hayes conveyancing firm who can help.
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 unexpired residue of the current lease was 69 years.
What are the frequently found defects that you encounter in leases for Hayes properties?
There is nothing unique about leasehold conveyancing in Hayes. All leases are drafted differently and drafting errors can result in certain provisions are missing. The following missing provisions could result in a defective lease:
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A provision to repair to or maintain elements of the building Insurance obligations
A defective lease will likely cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, Virgin Money, and Britannia all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, forcing the purchaser to withdraw.