My partner’s step-father is a conveyancer. I am hopeful that I will receive friends and family pricing for conveyancing, However if that does not come materialise, what level of fees should I be paying for conveyancing in Ruislip?

Do contrast pricing. Make use of our comparison tool on this site. Whilst estimates do vary but service levels do are distinct between law firms as is the case with most professions.

Having sold my house in Ruislip last April yet the purchaser is telephoning daily to moan that her conveyancer needs to hear from myconveyancer. What are the post completion sale legalities now that I have sold?

Following your sale your conveyancer should forward the transfer documentation and all additional paperwork to the purchaser's solicitors. Depending on the transaction, your conveyancer should also evidence that the legal charge in favour of the lender has been redeemed to the purchasers lawyers. There are no post completion steps just for conveyancing in Ruislip.

Do I have to pop into the offices of the solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Ruislip so that I can pop in to their offices when needed.

Whereas this was necessary ten years ago, the vast majority banks no longer require their conveyancing panel lawyer to witness the borrowers signature. It will still be necessary for you to provide ID documents and there are still distinct advantages to instructing a local solicitor, in your situation a conveyancing solicitor in Ruislip.

is it true that all Ruislip conveyancing solicitors on the Nottingham conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Nottingham approved list of solicitors they would need to be governed by the SRA. The majority of banks do permit licenced conveyancers on their panel and in such a situation the organisation would be overseen by the Council of Licensed Conveyancers.

I am expecting a DIP from Nottingham this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nottingham recommend any Ruislip solicitors on the Nottingham conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Ruislip solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.

After shopping around on the internet I have found a Ruislip property lawyer having checked that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?

Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Ruislip postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Ruislip.

Can you provide any advice for leasehold conveyancing in Ruislip from the point of view of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in Ruislip can be avoided where you instruct lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold information which will be required by the purchasers’ lawyers.
If you have carried out any alterations to the premises would they have required Landlord’s consent? In particular have you laid down wooden flooring? Most leases in Ruislip state that internal structural changes or laying down wooden flooring calls for a licence from the Landlord approving such changes. If you fail to have the consents to hand you should not contact the landlord without checking with your lawyer in advance. The majority of landlords or Management Companies in Ruislip levy fees for providing management packs for a leasehold home. You or your lawyers should discover the actual amount of the charges. The management information can be applied for as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Ruislip. If you hold a share in a the Management Company, you should ensure that you have the original share certificate. Arranging a new share certificate can be a lengthy process and slows down many a Ruislip home move. Where a new share certificate is necessary, do contact the company director and secretary or managing agents (if relevant) for this sooner rather than later. A minority of Ruislip leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors.

I have given up negotiating a lease extension in Ruislip. Can this matter be resolved via the Leasehold Valuation Tribunal?

You certainly can. We are happy to put you in touch with a Ruislip conveyancing firm who can help.

An example of a Lease Extension case for a Ruislip premises 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 unexpired lease term was 53.26 years.