My solicitor has uncovered a a legal deficiency with the lease for the apartment we are buying in South Ruislip. The seller’s lawyers have offered title insurance as a workaround. We are content with insurance and will pay for it. Our solicitor has advised that he must check that the lender is happy with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender 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.
Can you explain why leasehold purchase conveyancing in South Ruislip costs more?
The conveyancing costs for a leasehold property in South Ruislip is frequently higher than on a freehold property. This is because there is an amount of additional investigations required in corresponding with the freeholder and management company to obtain evidence concerning whether the rent and service charges have been paid and whether there are any major works due in the near future on repairs or maintenance of the building.
Is there a list of Santander panel conveyancers in South Ruislip on the UK Finance Lenders’ Handbook Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. A small selection of banks make their panel listings viewable online. Where you are seeking to appoint a South Ruislip solicitor on the Santander please use our facility.
I recently had an offer accepted on a house in South Ruislip. My financial adviser pressured me to appoint their lawyer. I paid an advanced payment of £200. Soon after, the solicitor contacted me to say that they were not on the Nottingham 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 Nottingham 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.
UBS have agreed my home loan in principle, my offer on a flat in South Ruislip has been accepted, what are the next steps?
Your estate agent will want to know who your solicitors are (make sure the conveyancers are on the lender’s approved list). Contact UBS or the financial adviser and complete any outstanding paperwork. UBS will appoint a valuer who will get in contact with the selling agent or owners to book an appointment. Once conducted (assuming no problems) it takes approximately a week to get a mortgage offer. UBS will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in South Ruislip.
I used Stirling Law several years ago for my conveyancing in South Ruislip. I now require my papers however the law firm is no longer operating. What do I do?
You should contact 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 South Ruislip of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
What is different about your site and alternative internet conveyancing solicitors for conveyancing in South Ruislip?
At this site secure an accurate costs illustration from a Solicitor or Licensed Conveyancer that understands the issues for your conveyancing in South Ruislip. Unlike many estate agents and many comparison sites we do not operate kick-back deals with solicitors. Many agents and online brokers 'recommend' solicitors that pays the highest commission, as opposed to the best value conveyancing in South Ruislip
What advice can you give us when it comes to finding a South Ruislip conveyancing practice to carry out our lease extension conveyancing?
When appointing a solicitor for your lease extension (regardless if they are a South Ruislip conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with two or three firms including non South Ruislip conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:
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Can they put you in touch with clients in South Ruislip who can give a testimonial? What are the charges for lease extension work?
Notwithstanding our best efforts, we have been unsuccessful in trying to purchase the freehold in South Ruislip. Can this matter be resolved via the Leasehold Valuation Tribunal?
Absolutely. We are happy to put you in touch with a South Ruislip conveyancing firm who can help.
An example of a Lease Extension case for a South Ruislip premises is Flat 72 Queens Walk in January 2013. The Tribunals calculated the premium payable to be £22,090. This case related to 1 flat. The unexpired lease term was 53.26 years.