I plan on purchasing a flat in South Ruislip. My lawyer is not listed on the mortgage company approved panel. Can I still retain my South Ruislip conveyancing solicitor even though they are not on the bank panel?
You have a number of choices available to you here
- Carry on with your existing South Ruislip conveyancing practitioner but your lender will need to appoint a lawyer on their conveyancing panel. The net result is additional charges together with likely delay.
- Choose a new conveyancer to act in the purchase, ensuring that they are on the mortgage company conveyancing panel.
- Convince your conveyancer to do everything within their powers to join the mortgage company conveyancing panel
Do conveyancers request money on account for my conveyancing in South Ruislip?
Where you are retaining lawyers for conveyancing in South Ruislip your lawyer will request that you place them with monies to cover the search fees. This will be the total of the cost of the Local Authority Search. When the down payment is as part of the sale price then this will be needed shortly prior to contracts are exchanged. Any further balance that is needed should be sent to your lawyer shortly before completion.
My home in South Ruislip is up for sale and I have accepted an offer. Will the conveyancer need to be on the RBS conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the RBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently currently.
What will a local search tell me about the property we're buying in South Ruislip?
South Ruislip conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for instance PSG The local search plays an important part in many a South Ruislip conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your new home. The search will provide data on, amongst other things, details on planning applications applicable to the premises (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 13 topic areas.
Have completed on a a terraced house in South Ruislip , What is the estimated time for the Land Registry to record my proprietorship? My South Ruislip conveyancing solicitor has been painfully slow, so I want to be sure that my purchase is registered.
As far as conveyancing in South Ruislip registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timescales can differ subject to the party submitting the application, whether there are errors and whether the Land registry must send notices to any 3rd parties. Currently approximately three quarters of submission are fully addressed within 12 days but occasionally there can be extensive hold-ups. Historically registration takes place after the new owner has moved in to the property so 'speed' is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your lawyers could speak with the land registry and explain the circumstances.
I've found a house that appears to tick a lot of boxes, at a great price which is making it more attractive. I have since discovered that it's a leasehold rather than freehold. I am assuming that there are particular concerns purchasing a leasehold house in South Ruislip. Conveyancing lawyers have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in South Ruislip ?
Most houses in South Ruislip are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in South Ruislip in which case you should be looking for a South Ruislip conveyancing practitioner and check that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. Being a lessee 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. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the house is part of an estate. Your solicitor should advise you fully on all the issues.
I am the proprietor of a first floor flat in South Ruislip. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the amount payable for the purchase of the freehold?
Most definitely. We are happy to 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 related to 1 flat. The unexpired term was 53.26 years.