We are looking to buy a property and need a conveyancing solicitor in Hillingdon who is on the Bank of Ireland approved panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Hillingdon.
Do I need to pop into the offices of the solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Hillingdon so that I can pop in to their offices when needed.
Most approved lawyers for mortgage companies undertake all of the communications via the post, internet or over the phone. This means that they can undertake the legal work for your home move no matter where you live in the country. However you should check if you have the option of going to the offices of your conveyancing lawyer if needed.
I am helping my niece sell her house in Hillingdon. Will the conveyancer arrange an energy performance certificate or it is for the owner to see to?
After the abolition of HIPs, energy assessments was left as a required element of moving house. An EPC needs to be to hand prior to the property being marketed. It is not a task that lawyers ordinarily arrange. If you are using a Hillingdon conveyancing solicitor they might help arrange energy assessments due to their relationships with reputable Hillingdon assessors
The formalities of my remortgage has taken place for my property in Hillingdon. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am due to exchange contracts on my flat. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being difficult. The Hillingdon solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
How does conveyancing in Hillingdon differ for newly converted properties?
Most buyers of new build or newly converted property in Hillingdon come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is finished. This is because developers in Hillingdon typically purchase 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 property lawyers 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 Hillingdon or who has acted in the same development.
Given that I will soon spend 450k on a terraced house in Hillingdon I wish to talk to a lawyer about myhome move prior to instructing the firm. Is this something that you can arrange?
Absolutely - we would be pleased to talk to you we do not take any clients on without you first talking to the solicitor due to be doing your conveyancing in Hillingdon.There is no ‘factory style conveyancing’ - each client is unique person, not a file reference. The practices that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Hillingdon should be the amount on the final invoice that you end up paying.
I am employed by a busy estate agent office in Hillingdon where we have witnessed a few leasehold sales jeopardised as a result of short leases. I have been given contradictory information from local Hillingdon conveyancing solicitors. Please can you confirm whether the seller of a flat can initiate the lease extension formalities for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I have given up trying to purchase the freehold in Hillingdon. Can the Leasehold Valuation Tribunal adjudicate on premiums?
if there is a missing landlord or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to arrive at the price.
An example of a Freehold Enfranchisement decision for a Hillingdon property 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 lease term was 69 years.