The Hayes conveyancing solicitors that just started acting on my purchase in Hayes have suddenly shut down. They were on acting for me because I needed a solicitor on the Yorkshire BS conveyancing panel and my previous Hayes lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What do I do now?
If you have an estate agent involved then let them know immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Yorkshire BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.
Forgive me if this question is silly but I am unexperienced as a first time buyer of a two bedroom flat in Hayes. Do I collect the keys to the property on completion from my solicitor? If this is the case, I will use a local conveyancing solicitor in Hayes?
On the day of completion you do not need to go to the conveyancers office in Hayes. Your solicitors will transfer the purchase money to the owner’s solicitors, and shortly after the monies have arrived, you should be invited to pick up the keys from the property Agents and move into your new home. Usually this happens early afternoon.
I am planning to move home in March. Will my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you suggest a removal company in Hayes. Conveyancing lawyer was organised prior to coming across this website.
On the day of completion you can collect the house keys from the estate agent but this can only take place after the sellers conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be released. Subsequently you should tell the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal organisation but can help you locate a conveyancing in Hayes or a lawyer that specialises in conveyancing in Hayes.
I can not work out if my mortgage offer requires a lease extension. I have telephoned my Hayes bank branch on a couple of occasions and was reassured it wasn't a problem and they will lend. My Hayes conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their specific requirements. I have no idea who is right.
Provided that the property lawyer is on the lender approved list, they must comply with the CML Handbook provisions for the 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I require fast conveyancing in Hayes as I am under pressure to sign on the dotted line inside 3 weeks. Luckily I do not require a mortgage. Can I avoid the conveyancing searches to save money and time?
If.Given you are are a cash buyer you have the choice not to have searches conducted although no law firm would advise that you don't. With lots of history conveyancing in Hayes the following are examples of what can be revealed and adversely impact future saleability: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
We're FTB’s - agreed a price, yet the property agent advised that the vendor will only move forward if we appoint the agent's preferred lawyers as they want an ‘expedited deal’. Our preferred option is to instruct a local solicitor who is familiar with conveyancing in Hayes
It is highly unlikely the sellers are driving this. Should the seller desire ‘a quick sale', taking such a hostile approach to a genuine buyer is is going to put the whole deal at risk. Speak to the owners direct and explain that (a)you are genuine buyers (b)you are ready to go, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)however you are going to use your preferred Hayes conveyancing solicitors - not the ones that will earn their negotiator at the agency a commission or meet his conveyancing targets demanded by corporate headquarters.
Can you offer any advice when it comes to choosing a Hayes conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a property lawyer for lease extension works (regardless if they are a Hayes conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with two or three firms including non Hayes conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be of use:
What are the charges for lease extension conveyancing? How many lease extensions have they carried out in Hayes in the last year?
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Hayes conveyancing firm to act on my behalf?
if there is a absentee landlord or where there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to decide the premium.
An example of a Freehold Enfranchisement decision for a Hayes premises 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 term was 69 years.