We are selling our home in Hayes. Does my conveyancing practitioner need to be on the Coventry BS conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Coventry BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently at the moment.
My solicitor has informed me that lack of building regulations insurance is necessary on my purchase. What is the level of cover for Hayes conveyancing?
The right level of lack of building regulations indemnity insurance should be dictated by who who your lender is. It would differ for example between Birmingham Midshires and The Mortgage Works. Conveyancing practitioners as opposed to members of the public take out such insurances.
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Hayes bank branch on numerous occasions and was reassured it wasn't a problem and they would lend. My Hayes conveyancing solicitor - who is on the lender conveyancing panel- called and was told they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the solicitor is on the bank approved list, they must adhere to the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 left on the lease.
Leeds Building Society have agreed my mortgage in principle, my bid on a property in Hayes has been agreed to, now what?
The estate agent will want to know who your solicitors are (ensure that the lawyers are on the bank’s panel). Telephone Leeds Building Society or the broker and complete any appropriate paperwork. Leeds Building Society will appoint a valuer who will get in contact with the estate agent or seller to arrange a time for the valuation to take place. Once carried out (assuming no problems) it takes approximately a week to get a mortgage offer. Leeds Building Society will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Hayes.
Will commercial conveyancing searches reveal proposed roadworks that could affect a commercial premises in Hayes?
Many commercial conveyancing solicitors in Hayes will perform a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Hayes. The report provides 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 Hayes.
For every commercial conveyancing transaction in Hayes 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 result in delays to Hayes commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Hayes.
I have recentlybeen informed that Wolstenholmes have been shut down. They carried out my conveyancing in Hayes for a purchase of a freehold house 10 months ago. How can I be sure that my home is not still registered in the name of the former proprietor?
The easiest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Hayes conveyancing specialists.
How do I search for a Hayes conveyancing solicitor on the mortgage company conveyancing panel? I have a car and am prepared to travel up to twentykilometers to meet the conveyancer.
You can use the find a conveyancing panel tool on this page. Please choose the lender and your location, in this case Hayes and you will see a number of lawyer located nearest Hayes. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.