After what seems like an age a mortgage agreement from HSBC for the refinancing of my 3 room flat is due by the end of next week. Can you propose a cheap conveyancing lawyer in Ruislip?
This site is not designed to aid those in their quest for the cheapest conveyancing in Ruislip. Our goal is to offer excellent value conveyancing but our intention is not to advertise as being the cheapest. Resist the temptation to appoint brokers seducing you with £100 conveyancing in Ruislip. In your best case scenario, in choosing a lawyer for low cost conveyancing, you will receive what you pay for and at worst you will end up spending a lot in additional fees and still not end up with the service you were looking for.
We see that you have a search directory identifying solicitors on the Barclays conveyancing panel. Do companies pay you a commission if I instruct them for our own conveyancing in Ruislip?
We are a listing service only for law firms wishing to communicate if they are on the Barclays conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Ruislip.
Are all Ruislip Conveyancing Quality Solicitors on the Santander conveyancing list of approved solicitors?
It is true that some banks and building societies now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
Last month we had a mortgage agreed in principle with Leeds Building Society. Ruislip conveyancing practitioners were appointed. What is the average time that one could expect to receive a mortgage offer from Leeds Building Society?
Some lenders take longer than others. Have Leeds Building Society done the survey? Have you informed Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have paid off my mortgage with Nottingham. I assume I don't need a Ruislip property lawyer on the Nottingham panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
We are planning on selling our home in Ruislip and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the purchasers instructed an online conveyancing firm rather than a conveyancing solicitor in Ruislip. Having lived in Ruislip for many years we know that this is a non issue. Should we get in touch with our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Just acquired a terraced house in Ruislip , What is the estimated time for the Land Registry to register my ownership? My Ruislip conveyancing solicitor works at snail pace, so I want to check that my name is registered.
As far as conveyancing in Ruislip registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can vary according to who lodges the application, whether it is in order and whether the Land registry communicate with any 3rd parties. Currently roughly 80% of submission are completed within two weeks but occasionally there can be protracted delays. Registration is effected once the purchaser is living at the property therefore an expedited registration is not usually primary concern but if it is urgent that the the registration takes place urgently then you or your conveyancer must communicate with the Registry to express the reasoning for an expedited registration.
I opted to have a survey done on a house in Ruislip ahead of appointing solicitors. I have been advised that there is a flying freehold aspect to the property. Our surveyor advised that some mortgage companies may refuse to issue a mortgage on a flying freehold home.
It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ruislip. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ruislip to see if the conveyancing costs will increase in light of this.