We were just about to sign contracts for a property in Ruislip. We encountered a snag. Our loan offer with Accord Mortgages Ltd expires on 11/12/2019 but the vendors are putting forward a completion date of 13/12/2019. Is it possible to prolong the loan expiry date?
The person best placed to address this issue is your conveyancer who is in a position to calculate whether he or she is should be discussing with the mortgage broker, owner’s representatives, property agents or conceivably all parties based on what has gone on in your house move to date.
Do I need to pop into the offices of the solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Ruislip so that I can attend their offices if necessary.
Nowadays approved lawyers for banks conduct their work via the post, internet or over the phone. This means that they can undertake the conveyancing transaction no matter where you live in the country. However you should check if you have the option of going to the offices of your conveyancing lawyer if just in case this is required.
I used Stirling Law several years ago for my conveyancing in Ruislip. Now, I need my files but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate 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 retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been recommended by numerous property agents in Ruislip to get a quote from a property lawyer using your seach tool. What’s the financial advantage for Estate Agents to market your site over and above alternative conveyancing organisations?
We don’t offer any commission for pointing buyers and sellers in our direction. We thought it would be too underhand a fee because home movers will think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
Having had my offer accepted I require leasehold conveyancing in Ruislip. Before I get started I want to be sure as to the remaining lease term.
Assuming the lease is recorded at the land registry - and 99.9% are in Ruislip - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have had difficulty in negotiating a lease extension in Ruislip. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to judgment on the amount due.
An example of a Lease Extension case for a Ruislip property is Flat 72 Queens Walk in January 2013. The Tribunals calculated the premium payable to be £22,090. This case affected 1 flat. The unexpired lease term was 53.26 years.
My wife and I are purchasing a 2 bedroom flat in Ruislip. When we first instructed conveyancing practitioner, they told us that they were on all mainstream mortgage company panels. Our mortgage broker contacted us today to advise that they are not on the TSB approved list. If it turns out to be true, what should we do? Do we simply choose a new lawyer that is on their panel or should we cover the costs for separate representation, with TSB selecting their own preferred conveyancer.
When buying a property with the benefit of a mortgage it is standard for the buyer’s solicitors to also represent the mortgage company. In order to act for a bank or building society a conveyancing practitioner has to be on that lender's conveyancing panel. An application has to be made by the conveyancing practitioner to the lender to become a member of the lender's panel and there are increasingly strict criteria which the lawyer has to satisfy. Some banks now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your lawyer should call TSB and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on TSB's conveyancing panel and you may continue to use your own Ruislip solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
