I am buying a new build flat in South Ruislip. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in South Ruislip you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in South Ruislip.
A friend advised me that in purchasing a property in South Ruislip there could be a number of restrictions preventing external changes to a property. Is this right?
There are a number of properties in South Ruislip which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in South Ruislip should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We had instructed solicitors with offices in South Ruislip on the Yorkshire BS solicitor approved list. They are now charging me a further charge for handling the Yorkshire BS mortgage. Is this a supplemental conveyancing fee specified by Yorkshire BS?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancer can levy a fee for this. This fee is not dictated by Yorkshire BS but by your South Ruislip conveyancer. Some firms on the Yorkshire BS panel will charge ’dealing with mortgage’ fee and others do not.
I had an offer accepted on a property in South Ruislip on 25/11/2019, valuation was booked 2 days after, all came back fine. Solicitor appointed, so all that was missing was my mortgage offer. Having made daily calls to Coventry BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Coventry BS conveyancing panel. Are Coventry BS entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
What can a local search inform me concerning the property I am purchasing in South Ruislip?
South Ruislip conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company for example Xpress Legal The local search plays a central part in many a South Ruislip conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your new home. The search will provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
It has been five months since my purchase conveyancing in South Ruislip concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. South Ruislip is where the house is located. Is there any guidance you can impart?
Flying freeholds in South Ruislip are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in South Ruislip 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 South Ruislip may determine 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 property.
I am hoping to put an offer on a small detached house that appears to meet my requirements, at a reasonable price which is making it all the more appealing. I have subsequently found out that it's a leasehold as opposed to freehold. I am assuming that there are issues purchasing a leasehold house in South Ruislip. Conveyancing lawyers have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in South Ruislip ?
The majority of houses in South Ruislip are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area can assist with the conveyancing process. it is apparent that you are purchasing in South Ruislip in which case you should be shopping around for a South Ruislip conveyancing solicitor and be sure that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a leaseholder you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as obtaining the freeholder’spermission to carry out alterations. It may be necessary to pay a maintenance charge towards the upkeep of the estate where the house is located on an estate. Your conveyancer should report to you on the legal implications.