In looking at online forums for a high-quality solicitor in Ruislip, most post that I must use a CQS kitemarked lawyer. What is CQS?
Ruislip Conveyancing Quality Scheme law firms have achieved accreditation under the Law Society's Scheme (CQS) The Law Society established CQS to promote high standards in the in the legal transfer of properties. CQS enables consumers to recognise solicitor firms that provide a quality residential conveyancing. Ruislip is one of the many areas in England and Wales in which CQS are located. The scheme obliges practices to undergo a strict assessment, compulsory training, self-certification, random audits and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Association of British Insurers.
I am aiming to move property in July. Should my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you put forward a removal company in Ruislip. Conveyancing lawyer was found prior to coming across your website.
On the afternoon of completion you will need to collect the keys from the selling agent however this can only happen after the sellers lawyers confirm to the agent that the monies to complete are in and the keys can be handed over. You should inform the removal company that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can help you choose a conveyancing in Ruislip or a firm that specialises in conveyancing in Ruislip.
We previously instructed solicitors with offices in Ruislip on the Bank of Ireland solicitor panel. They have just invoiced me an additional fee for handling the Bank of Ireland mortgage. Is this an additional conveyancing fee set by Bank of Ireland?
Provided it is contained in their Terms of Engagement or Quote then yes your solicitor may levy a fee for this. This fee is not dictated by Bank of Ireland but by your Ruislip conveyancing practitioner. Plenty of firms on the Bank of Ireland panel will quote ’dealing with mortgage’ fee but some firms incorporate it on their overall fee.
We have a mortgage agreed in principle with Principality. Ruislip conveyancing lawyers have been instructed. How long does it take for Principality to forward the offer to the property lawyer?
Some lenders take longer than others. Have Principality completed the valuation? Have you informed Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
How do I use the search tool to locate a conveyancing solicitor in Ruislip on the authorised to act for my mortgage?
Step one is to pick a mortgage company such as Santander, Skipton Building Society or Bank of Ireland then specify your location such as Ruislip. Conveyancing organisations in Ruislip and beyond will then be shown.
My husband and I are FTB’s - agreed a price, yet the selling agent told us that the vendor will only proceed if we use their preferred conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a local conveyancer accustomed to conveyancing in Ruislip
We suspect that the seller is not behind this request. Should the owner desire ‘a quick sale', alienating a genuine purchaser is counter productive. Bypass the agents and go straight to the sellers and make the point that (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you intend to instruct your own,trusted Ruislip conveyancing lawyers - not the ones that will earn the estate agent a commission or hit his conveyancing figures pre-set by head office.
I work for a long established estate agent office in Ruislip where we see a number of flat sales derailed as a result of short leases. I have received conflicting advice from local Ruislip conveyancing firms. Please can you confirm whether the owner of a flat can initiate the lease extension formalities for the buyer?
Provided that the seller has been the owner 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 needs to be completed prior to, or simultaneously with completion of the disposal of the property.
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 purchaser.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Ruislip conveyancing firm to act on my behalf?
Most certainly. We can put you in touch with a Ruislip conveyancing firm who can help.
An example of a Lease Extension decision 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 term as at the valuation date was 53.26 years.
Our solicitor in Ruislip has discovered a a problem with the lease for the flat we are purchasing in Ruislip. The seller’s lawyers have offered defective title insurance as a solution. We are content with insurance and will cover the costs. Our solicitor has advised that as he is on the bank conveyancing panel he must check that the lender is happy with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. A precondition to being on the lender approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.