My husband and I are looking to purchase a property in Hillingdon and are in fact using a Hillingdon conveyancing firm. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Norwich and Peterborough Building Society have this evening contacted us to inform me that there is now an issue as our Hillingdon solicitor is not on their conveyancing panel. Is this a problem?
Where you are buying a property requiring a mortgage it is standard for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Hillingdon solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
Forgive me if this question is silly but I am new to the home buying as a first time buyer of a ground floor flat in Hillingdon. Do I receive the keys to the premises on completion from my solicitor? If this is the case, I will use a High Street conveyancing solicitor in Hillingdon?
On the day of completion you will not be required to go to the conveyancers office in Hillingdon. Your solicitors will transfer the completion advance to the vendor’s lawyers, and shortly after the monies have arrived, you will be able to collect the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.
A relative advised me that in purchasing a property in Hillingdon there may be a number of restrictions preventing external changes to a property. Is this right?
We are aware of a number of properties in Hillingdon which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Hillingdon should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Are all Hillingdon Conveyancing Quality Solicitors on the Yorkshire BS conveyancing panel?
It is true that some lenders now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
It has been four months since my purchase conveyancing in Hillingdon concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. 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 premises 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.
Just had an offer accepted on a new build flat in Hillingdon. 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.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Hillingdon
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are architect prepared. 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. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
Due to the advice of my in-laws I had a survey completed on a property in Hillingdon ahead of retaining solicitors. I have been informed that there is a flying freehold element to the property. The surveyor advised that some banks may not grant a mortgage on this type of property.
It varies from the lender to lender. Lloyds has different requirements for example to Nationwide. If you contact us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Hillingdon. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Hillingdon to see if the conveyancing will be more expensive.
How does the Landlord & Tenant Act 1954 impact my business premises in Hillingdon and how can your lawyers assist?
The particular law that you refer to provides protection to business lessees, giving them the legal entitlement to apply to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act for protection and handle your commercial conveyancing in Hillingdon