Please could you vouch for a Alliance & Leicester accepted Ruislip conveyancing conveyancer who can have us moved in within 10 days? Would it be better to use a high street Ruislip firm or a nationwide conveyancer?
We would be happy to suggest some excellent Ruislip conveyancing firms. You can also walk up the high street in Ruislip. Go in to some well established firms and request to speak with a conveyancing solicitor for a fee estimate. Discuss your requirements together with the reasons and get an assurance on your deadline. Select the one that you trust.
What happens if my solicitor is removed from the RBS Conveyancing panel ahead of completing my conveyancing in Ruislip?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
My solicitor has informed me that lack of building regulations insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Ruislip?
The right level of lack of building regulations indemnity insurance depends on your lender. It would differ for example between Halifax and Skipton Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
I am selling my house. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Aldermore are being problematic. The Ruislip solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Skipton have agreed my mortgage in principle, my bid on a apartment in Ruislip has been accepted, now what?
The estate agent will need to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s panel). Contact Skipton or the financial adviser and finish off any outstanding forms. Skipton will sellect a valuer who will get in contact with the selling agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. Skipton will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Ruislip.
A relative suggested that if I am buying in Ruislip I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Ruislip conveyancing searches. It is a large document of more than thirty pages, listing and setting out important information about Ruislip around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Ruislip Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Ruislip Education with plans and statistics, Local Amenities and other useful information concerning Ruislip.
I am purchasing my first flat in Ruislip with the aid of help to buy. The sellers would not reduce the price so I negotiated 6k of additionals instead. The house builders rep suggested that I not reveal to my solicitor about this extras as it could affect my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In my capacity as executor for the estate of my aunt I am selling a property in Newport but live in Ruislip. My conveyancer (who is 300 miles awayneeds me to sign a stat dec before the transaction finalising. Could you suggest a conveyancing lawyer in Ruislip to attest this legal document for me?
Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Ruislip based