I had intended to instruct a property lawyer in Hillingdon for our house purchase. Our broker informed us that our mortgage company Aldermore won't deal with them. Surely this is unduly restrictive?

Banks tend to imposes restrictions either the type or the volume of conveyancing practices on their member panel. A common example of such criteria being that a firm must have two or more partners. In addition to restricting the type of firm, a few banks have decided to limit the number of solicitor practices they use to represent them. Be aware that Aldermore have no responsibility for the quality of advice provided by any member of Aldermore Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of solicitor panels since 2008 even though there remains differing opinions regarding the extent of solicitor engagement in some of that fraud. Statistics from the Land Registry reveal that hundreds of law firms, including some in or near Hillingdon only perform very few conveyances per annum.

I am planning to move house in December. Does my conveyancing solicitor call the removal company on the completion day. On a separate note, can you suggest a removal company in Hillingdon. Conveyancing lawyer was found before I stumbled across this website.

On the afternoon of completion you will need to collect the house keys from the property agent but this should only be done once the sellers solicitors confirm to the agent that the monies to complete are in and the keys can be released. After that you should advise the removal men that they can start moving you in. As a matter of policy we do not recommend a specific removal company but can assist you in locating a conveyancing in Hillingdon or a solicitor with expertise in conveyancing in Hillingdon.

Can you point me to a directory of Barclays panel conveyancers in Hillingdon on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. Very few lenders make their panel listings open the public over the internet. Where you are looking for a Hillingdon lawyer on the Barclays please make the most of our tool.

We had appointed conveyancers based in Hillingdon on the Principality solicitor approved list. They have just billed me a supplemental charge for handling the Principality mortgage. Is this a supplemental conveyancing fee set by Principality?

As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your conveyancing practitioner can charge a fee for this. The fee is not set by Principality but by your Hillingdon solicitor. Some firms on the Principality panel will levy ’dealing with mortgage’ fee and others do not.

About to purchase a new build apartment in Hillingdon. Conveyancing is daunting 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 conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Hillingdon

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. 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. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

How straightforward is it to use your search facility to select a conveyancing solicitor in Hillingdon on the approved list for my bank?

Step one is to choose a bank such as Accord Mortgages Ltd, The Royal Bank of Scotland or Alliance & Leicester then type in your location for example Hillingdon. Conveyancing organisations in Hillingdon and nationally should be listed.

Following years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Hillingdon. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Where there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to assess the price.

An example of a Freehold Enfranchisement decision for a Hillingdon flat 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 lease term was 69 years.

Are there frequently found deficiencies that you witness in leases for Hillingdon properties?

Leasehold conveyancing in Hillingdon is not unique. Most leases are drafted differently and drafting errors can sometimes mean that certain provisions are erroneous. The following missing provisions could result in a defective lease:

Repairing obligations to or maintain elements of the property

A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Nationwide Building Society, The Royal Bank of Scotland, and Barclays Direct all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the buyer to withdraw.