I can't travel far from Ruislip. I would like to know the reason why all Ruislip solicitors are not on all lender panels?
Even though it may seem unfair for banks to restrict who can act for them, from the public’s or conveyancer’s viewpoint, the the contrary view is that lenders are increasingly anxious and regard it imperative to protect them from mortgage fraud. As a result of this concern mortgage companies are limiting their panel of approved conveyancing lawyers to a manageable size.
We note that you have a search directory listing solicitors on the RBS conveyancing panel. Do firms pay you a referral fee if I instruct them for our conveyancing in Ruislip?
We are a listing service only for law firms wishing to communicate if they are on the RBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Ruislip.
My grandfather passed away last year and as sole heir and executor I was left the house in Ruislip. The house had a small mortgage remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this allowed?
Given you intend to refinance then Bank of Ireland will insist on your using a conveyancer on the Bank of Ireland conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Bank of Ireland conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Bank of Ireland mortgage is registered as a charge at the Land Registry.
My stepmother informed me that in purchasing a property in Ruislip there may be a number of restrictions prohibiting external alterations to the property. Is this right?
There are anumerous of properties in Ruislip which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Ruislip should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it the case that all Ruislip CQS (Conveyancing Quality Scheme) solicitors are on the UBS conveyancing panel?
A selection of banks and building societies now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
I can not work out if my bank requires a lease extension. I have called into my local Ruislip bank branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My Ruislip conveyancing solicitor - who is on the bank conveyancing panel- called to say that they would not lend based on their published requirements. Who do I believe?
As long as the conveyancer is on the mortgage company approved list, they must comply with the CML Handbook requirements for the bank. 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 left on the lease.
I used Action Conveyancing several years ago for my conveyancing in Ruislip. Now, I need my documents but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Ruislip of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am thinking of appointing a conveyancing lawyer in Ruislip for my home move. Is there any facility to see a solicitor's record with the profession’s regulator?
You can read presented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator may monitor call for training requirements.