We see that you have a post code search directory identifying law firms on the conveyancing panel. Do companies pay you a commission if I appoint them for our conveyancing in Ruislip?
We are a listing service only for law firms wishing to communicate if they are on the conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Ruislip.
My lawyer in Ruislip is not on the Conveyancing Panel. Can I still retain my family solicitor even though they are not on the approved list?
The limited options available to you here include:
- Carry on with your existing Ruislip lawyers but will need to retain a conveyancer on their panel. This will inevitably rack up the overall conveyancing fees and cause delays.
- Choose an alternative practitioner to to deal with the purchase, not forgetting to check they are on the panel
is it true that all Ruislip solicitor practices on the conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the approved list of solicitors they would need to be governed by the SRA. Some lenders do permit licenced conveyancers on their panel and in that case the organisation would be regulated by the CLC.
I have decided to exercise my right to buy my property in Ruislip off the council. I have a mortgage offer with . Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with , you will need to appoint a solicitor on the conveyancing panel.
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Ruislip bank branch on numerous occasions and was told it does not impact the mortgage offer and they would lend. My Ruislip conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their published requirements. Who do I believe?
The must follow the CML Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am looking for a ground for flat up to £235,500 and identified one near me in Ruislip I like with amenity areas and transport links in the vicinity, however it only has 49 years on the lease. There is not much else in Ruislip in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a home loan that many years will be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you could ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
I wish to sublet my leasehold flat in Ruislip. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
A small minority of properties in Ruislip do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I acquired a basement flat in Ruislip, conveyancing having been completed 1995. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Ruislip with an extended lease are worth £165,000. The ground rent is £45 per annum. The lease terminates on 21st October 50
With 50 years left to run we estimate the premium for your lease extension to range between £36,100 and £41,800 plus professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.