My wife and I are soon to complete buying a house in Ruislip Manor but as a consequence of wreckage from some water damage at the property I have managed to agree compensation from the vendor of £2k in the form of a adjustment in the price. I had intended this to be dealt with as part of the conveyancing process however Yorkshire BS will not permit this. Why were they involved?
The conveyancing practitioner being on the Yorkshire BS approved list is obliged to disclose to Yorkshire BS of any amendments to the purchase price. If you prohibit your solicitor to report the price change to Yorkshire BS then they would have to discontinue acting for you. In addition, Yorkshire BS and you would have to appoint a new conveyancing practitioner for your conveyancing in Ruislip Manor.
My wife and I are buying a house in Ruislip Manor. I might seem paranoid but how we can trust a lawyer? At some point we will need to deposit money into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Two weeks ago we had a mortgage agreed in principle with Clydesdale. Ruislip Manor conveyancing solicitors have been instructed. What is the average time that one could expect to receive a mortgage offer from Clydesdale?
Some lenders take longer than others. Have Clydesdale conducted the survey? Have you informed Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
HSBC have agreed my home loan in principle, my offer on a house in Ruislip Manor has been agreed to, what happens next?
Your estate agent will wish to be advised as to your conveyancing practitioner's details (ensure that the property lawyers are on the lender’s panel). Telephone HSBC or the broker and finish off any appropriate paperwork. HSBC will appoint a valuer who will get in touch with the selling agent or seller to book an appointment. Once conducted (assuming no problems) it takes on average a fortnight to receive the mortgage offer. HSBC will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Ruislip Manor.
Will our solicitor be raising enquiries regarding flooding as part of the conveyancing in Ruislip Manor.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Ruislip Manor. There are those who purchase a house in Ruislip Manor, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to give advice on flood risk, however there are a number of searches that may be carried out by the purchaser or by their solicitors which will give them a better appreciation of the risks in Ruislip Manor. The conventional set of information sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the seller to find out whether the premises has suffered from flooding. In the event that the residence has been flooded in past and is not notified by the owner, then a buyer could bring a compensation claim as a result of such an misleading response. A buyer’s solicitors may also commission an environmental report. This should reveal if there is a recorded flood risk. If so, more detailed inquiries should be conducted.
The deeds to our house can not be found. The conveyancers who dealt with the conveyancing in Ruislip Manor 10 years ago no longer exist. What do I do?
Gone are the days when you need to hold title official documentation to prove you are the registered proprietor of land or property, given that the Land Registry hold details of all registered land or property electronically.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Ruislip Manor is the location of the property. Is there any guidance you can impart?
Flying freeholds in Ruislip Manor 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 Manor you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ruislip Manor 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 purchased a house in Ruislip Manor last 10/12/2024 and to date it is still not registered with HMLR. It was part of a new estate and my conveyancing practitioner told me that it may take twelve months to register. I have contacted HM Land Registry directly and they say that the initial application was cancelled due to failure to reply to requisitions. What can I do?
It is your property lawyer that you really need to turn to here in order to satisfy any questions which have arisen as part of the registration formalities for your Ruislip Manor property. Normal Ruislip Manor conveyancing practice includes an undertaking on the part of the seller's lawyer that they will help resolve any question raised by HMLR so it may be a case of taking action to enforce that undertaking if necessary.