Me and my partner are acquiring a ground floor flat in Ruislip. My property lawyer is not on the lender conveyancing panel. Am I still permitted to use my Ruislip conveyancing solicitor even though they are not on the mortgage company approved list?
Various options include
- Proceed with your existing Ruislip conveyancing practitioner but your lender will need to appoint a lawyer from their conveyancing panel. The net result is additional cost and likely interruption.
- Choose a new conveyancing practitioner to act in the purchase, making sure they are on the bank conveyancing panel.
- Convince your property lawyer to do everything possible to get listed on the mortgage company panel of solicitors
Are there restrictive covenants that are commonly identified during conveyancing in Ruislip?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Ruislip. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
About to purchase a new build apartment in Ruislip. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Ruislip
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are surveyor prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Ruislip is the location of the property. What do you suggest?
Flying freeholds in Ruislip are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ruislip you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ruislip may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am a negotiator for a busy estate agency in Ruislip where we have experienced a few leasehold sales put at risk due to short leases. I have received inconsistent advice from local Ruislip conveyancing firms. Please can you confirm whether the owner of a flat can instigate the lease extension formalities for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
My wife and I have hit a brick wall in negotiating a lease extension in Ruislip. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We are happy to put you in touch with a Ruislip conveyancing firm who can help.
An example of a Lease Extension decision for a Ruislip premises is Flat 72 Queens Walk in January 2013. The Tribunals calculated the premium payable to be £22,090. This case affected 1 flat. The remaining number of years on the lease was 53.26 years.
We have appointed a Ruislip conveyancing solicitor for our home move (FTB’s) and have noticed in the Ts and Cs that they are not overseen by the FCA. Should I be worried or is that standard with property lawyer?
We can't see why they should be. Most conveyancer don't lend money. They will be regulated by the Solicitors Regulation Authority, who set specific conditions in relation to amounts held on client account.