We are purchasing a 2 bedroom flat in Hillingdon with a mortgage. We wish to retain our Hillingdon conveyancer, however the mortgage company says he's not on their "panel". We have to appoint one of the bank panel conveyancing practices or retain our Hillingdon solicitor as well as pay for one of their panel ones to act for them. We regard this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Hillingdon conveyancing lawyer to apply to be on the conveyancing panel.
I require conveyancing for an apartment in a relatively new development (6 years old) in Hillingdon. The vast majority the properties have already been sold. Do I need carry out the neighbourhood searches for my conveyancing in Hillingdon?
Conveyancing Searches are a critical link in the Hillingdon conveyancing process. There are a large number of search providers who offer Hillingdon conveyancing searches, as well straight from the local authority. These are generally termed personal search companies and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their data from the local authority.
Do commercial conveyancing searches disclose proposed roadworks that could affect a commercial land in Hillingdon?
Many commercial conveyancing solicitors in Hillingdon will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Hillingdon. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Hillingdon.
For every commercial conveyancing transaction in Hillingdon it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Hillingdon commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Hillingdon.
I am buying a new build house in Hillingdon with the aid of help to buy. The sellers refused to reduce the price so I negotiated £7000 of additionals instead. The sale representative suggested that I not disclose to my solicitor about this deal as it would impact my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In what way does the Landlord & Tenant Act 1954 affect my business premises in Hillingdon and how can you help?
The 1954 Act affords a safeguard to business leaseholders, giving them the right to apply to court for a continuation of occupancy when the lease reaches an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act for protection and help with commercial conveyancing in Hillingdon
I inherited a ground-floor 1950’s flat in Hillingdon. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the sum payable for a lease extension?
Most certainly. We are happy to put you in touch with a Hillingdon conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Hillingdon 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 makes a Hillingdon lease problematic?
There is nothing unique about leasehold conveyancing in Hillingdon. Most leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain sections are not included. The following missing provisions could result in a defective lease:
Maintenance charge proportions which don’t add up to the correct percentage
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. HSBC Bank, Bank of Scotland, and Platform Home Loans Ltd all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, obliging the purchaser to withdraw.