I am due to exchange on the purchase of a house in Hayes but as a consequence of wreckage from a small fire at the property I have managed to agree compensation from the owner of six thousand pounds by way of a adjustment in the price. This was going to be addressed as part of amending the contract however are not allowing this. Should they have been approached?

Your being on a conveyancing panel is duty bound to disclose to of any changes to the sale price. If you were to refuse your to disclose the reduction to then they would have to discontinue acting for you. In addition, and you would have to appoint a new for your conveyancing in Hayes.

We are getting a further advance on our mortgage from as we want to conduct renovations to our house in Hayes. Are we obliged to choose a bricks and mortar Hayes solicitor on the conveyancing panel to deal with the legals?

don't usually appoint firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the list.

I have decided to exercise my right to buy my property in Hayes off the council. I have a mortgage offer with . Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with , you will need to appoint a solicitor on the conveyancing panel.

I currently have a mortgage with for my property in Hayes. Conveyancing was finalised 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform ?

You must advise prior to letting out your property as this is likely to be a breach of ’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact directly. You need not do this via a conveyancing panel lawyer.

I'm purchasing a new build house in Hayes with the aid of help to buy. The builders refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not to tell my lawyer about the deal as it would jeopardize my mortgage with . Is this normal?.

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.

I am a sole trader planning to lease a unit on a shopping parade. Can you recommend solicitors offering fixed costs for non-domestic conveyancing in Hayes for under £1,200?

We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Hayes, including the sale and purchase of businesses as well as simply premises. If you are intending to buy or sell a shop, pub, restaurant, office, retail premises or a whole business we will put you in touch with the right lawyer. As for the fees these will vary based on the structure and terms of the proposed transaction. Please provide us with your contact information or call us so that we can provide you with comprehensive commercial conveyancing quote.

I have been sourcing a conveyancing solicitor in Hayes for my house move. Is it possible to see a solicitor's complaints history with the legal regulator?

You may see published Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find records Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training reasons.