is it true that all Hayes conveyancing solicitors on the Lloyds conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Lloyds conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of lenders do permit licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.
It is not clear whether my lender requires a lease extension. I have called my Hayes bank branch on numerous occasions and was informed it wasn't an issue and they will lend. My Hayes conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
The property lawyer has to comply with the CML Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
After much negotiation I have agreed a price on an apartment in Hayes. My mortgage broker pressured me to appoint their lawyer. I paid an advanced payment of £175. A few days later, the solicitor called me sheepishly admitting that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
The deeds to my house are lost. The conveyancers who did the conveyancing in Hayes 10 years ago no longer exist. Will I be able to sell the house?
You no longer need to have the physical deeds to establish that you are the owner of your registered land or property, as the Land Registry have everything they need in a digital format.
How does conveyancing in Hayes differ for newly converted properties?
Most buyers of new build property in Hayes come to us having been asked by the seller to exchange contracts and commit to the purchase even before the house is constructed. This is because builders in Hayes typically buy the land, 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 conveyancing solicitors 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.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, no chain conveyancing. Hayes is where the house is located. Is there any advice you can impart?
Flying freeholds in Hayes are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hayes you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hayes may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
In searching the web for the term conveyancing in Hayes it brings up numerous property lawyersin the area. With so much choice what is the best way to find the suitable conveyancer for me?
The best method of seeking a suitable conveyancer is through a trusted testimonial, so ask colleagues and relatives who have bought a property in Hayes or the respected estate agent or financial adviser. Costs for conveyancing in Hayes differ, so it's sensible to secure at least four fee calculations from different solicitors. Make sure that you know what costs in the quote includes.