Completed the sale of my flat in South Ruislip last February but my buyer keeps telephoning every few hours complaining that his solicitor needs to hear from myconveyancer. What should have happened now that I have sold?
After completion of your sale your conveyancer should deliver the transfer deeds and all of the paperwork to the purchaser's conveyancer. Where relevant, your lawyer must also evidence that the mortgage has been discharged to the purchasers solicitors. There are no post completion formalities just for conveyancing in South Ruislip.
My wife and I buying a victorian detached house in South Ruislip. Our aim is to carry out an extension to the side at the property.Will the conveyancing process include investigations to determine if these alterations are permitted?
Your property lawyer will check the registered title as conveyancing in South Ruislip can on occasion identify restrictions in the title deeds which prohibit categories of alterations or require the consent of another owner. Some additions call for local authority planning permissions and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these things with a surveyor before you commit yourself to a purchase.
Is it the case that all South Ruislip CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing panel?
It is true that some lenders now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
The formalities of my purchase has taken place for my property in South Ruislip. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Various internet forums that I have come across warn that are a common reason for delay in South Ruislip conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not figure within the common causes of delays during the legal transfer of property. Local searches are unlikely to be the root cause of holding up conveyancing in South Ruislip.
Are there restrictive covenants that are commonly identified as part of conveyancing in South Ruislip?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in South Ruislip. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Should I choose a South Ruislip conveyancing lawyer who is local to the property I am purchasing? I have an old university friend who can handle the conveyancing however his firm is located 300kilometers away.
The benefit of a local South Ruislip conveyancing practice is that you can pop in to sign paperwork, deliver your identification documents and pester them if necessary. They will also have local knowledge which is a plus. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and in the main were impressed that must trump using an unknown South Ruislip conveyancing solicitor just because they are based in the area.
My wife and I purchased a leasehold house in South Ruislip. Conveyancing and Godiva Mortgages Ltd mortgage are in place. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1998. The conveyancing practitioner in South Ruislip who previously acted has long since retired. Do I pay?
First make enquiries of the Land Registry to make sure that this person is in fact the registered owner of the freehold reversion. There is no need to instruct a South Ruislip conveyancing firm to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Despite our best efforts, we have been unsuccessful in seeking a lease extension in South Ruislip. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. We can put you in touch with a South Ruislip conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a South Ruislip 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 remaining number of years on the lease was 53.26 years.