Finally the sale completed on my house in Ruislip Gardens last February but my buyer keeps calling every few hours to moan that her conveyancer needs to hear from mysolicitor. What should my lawyer have done now that I have sold?
Post completion of your house sale your solicitor is duty bound to forward the transfer documentation and all additional paperwork to the purchaser's solicitors. Where relevant, your solicitor must also evidence that the home loan has been discharged to the purchasers solicitors. There are no post completion steps peculiar conveyancing in Ruislip Gardens.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Ruislip Gardens?
Two types of professional can conduct conveyancing in Ruislip Gardens namely CLC regulated conveyancers or solicitors. The two can handle conveyancing services that required to complete the sale or acquisition of property. They are both duty bound to execute Ruislip Gardens conveyancing to the same quality and guidelines so you can be safe in the knowledge that your conveyancing will be properly carried out and that all requisite steps will be suitably followed.
My partner and I have organised the release of further funds on our home loan from Barclays as we wish to conduct a loft conversion to our home in Ruislip Gardens. Are we obliged to choose a high street Ruislip Gardens solicitor on the Barclays conveyancing panel to deal with the legals?
Barclays would not normally appoint firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays conveyancing panel.
I recently had an offer accepted on an apartment in Ruislip Gardens. My financial adviser recommended their conveyancers. I paid an on account payment of £175. Shortly after, the property lawyer called me embarrassingly acknowledging that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
The estate agent has sent us the confirmation of our purchase of a new build flat in Ruislip Gardens. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Ruislip Gardens
Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan. 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. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
I decided to have a survey carried out on a house in Ruislip Gardens before instructing solicitors. I have been advised that there is a flying freehold element to the property. My surveyor has said that some banks tend not grant a mortgage on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. Should you wish to call us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Ruislip Gardens. Conveyancing may be slightly more expensive based on your lender's requirements.
My husband and I are novice buyers - agreed a price, yet the property agent has warned us that the vendor will only go ahead if we appoint the agent's chosen conveyancers as they want a ‘quick sale’. We would rather use a high street conveyancer with experience of conveyancing in Ruislip Gardens
We suspect that the owner is not behind this request. Should the vendor want ‘a quick sale', turning down a motivated buyer is likely to cause more damage than good. Try to communicate with the sellers directly and make sure they comprehend that (a)you are keen to buy (b)you are ready to progress, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)but you intend to appoint your own,trusted Ruislip Gardens conveyancing solicitors - rather thanthe ones that will give the negotiator at the agency a introducer fee or meet his conveyancing targets set by head office.
I have just appointed agents to market my 2 bed flat in Ruislip Gardens. Conveyancing is yet to be initiated, however I have recently received a yearly maintenance charge demand – what should I do?
The sensible thing to do is discharge the invoice as you normally would as all rents and maintenance payments should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Having spent months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Ruislip Gardens. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the price payable.
An example of a Lease Extension decision for a Ruislip Gardens flat is Flat 72 Queens Walk in January 2013. The Tribunals calculated the premium payable to be £22,090. This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 53.26 years.