Find a Lender-Approved Local Conveyancer in Hayes

I am not well enough to travel far from Hayes. What is the rationale as to why all Hayes solicitors are not on all lender panels?

Lenders tend to impose restrictions on either the type or the number of conveyancing practices on their approved list of lawyers. Frequent examples of such restriction(s) being that a practice must have two or more partners. As well as restricting the structure of firm, some banks such as HSBC decided to restrict the size of their panel they permit to act for them. You should note that mortgage companies have no responsibility for the standard of advice provided by any Hayes lawyer on their panel. Mortgage fraud was the key driver in the culling of solicitor panels a few years ago notwithstanding that there are differing opinions concerning whether solicitors sat at the center of that fraud. Data published by the Land Registry reveal that thousands of law practices only transact one or two conveyances annually. Those supporting conveyancing panel consolidation question why conveyancing firms should have claim to be listed on a bank panel when it is apparent that conveyancing is not their speciality?

It is a dozen years since I purchased my home in Hayes. Conveyancing solicitors have just been instructed on the sale but I am unable to track down my deeds. Will this cause complications?

Don’t worry too much. First the deeds may be with the mortgage company or they may be in the possession of the conveyancers who acted in your purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Most 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.

My partner and I are planning on selling our home in Hayes and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local conveyancer would know that there is no such problem. It does beg the question why the purchasers used an online conveyancing practice as opposed to a conveyancing solicitor in Hayes. Having lived in Hayes for 5 years we know of no issue. Is it a good idea to contact our local Authority to get confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing lawyer already. What do they say? You need to enquire of 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 life insurance to cover that same illness)

3 months have elapsed since my purchase conveyancing in Hayes completed. I have checked the Land Registry site which shows that I paid £200,000 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.

Completion is due on our sale of a £300,000 maisonette in Hayes next week. The managing agents has quoted £420 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Hayes?

Hayes conveyancing on leasehold maisonettes typically involves administration charges raised by managing agents :

Addressing pre-exchange questions Where consent is required before sale in Hayes Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Hayes leasehold property is £350. For Hayes conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide the information.

I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Hayes conveyancing firm to represent me?

in cases where there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to calculate the price payable.

An example of a Freehold Enfranchisement decision 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 residue of the current lease was 69 years.

What type of premises does your Hayes conveyancing estimates relate to?

Our conveyancing quotes are only relevant to standard domestic property in England & Wales. Should you have any different requirements such as industrial or agricultural land or commercial conveyancing in Hayes do contact us to consider this further .