My house in Ruislip is up for sale and I have a purchaser. Will the conveyancer have to be on the HSBC conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the HSBC 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 conditions fairly frequently at the moment.
My wife and I are purchasing a flat in Ruislip. It might be a silly question but how we can trust a solicitor? At some point we will need to deposit our life savings into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
When it comes to lenders such as Virgin Money, do Ruislip conveyancers have to pay a fee to be on the list of approved solicitors?
We are unaware of any lender fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
I am selling my flat. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Principality are being difficult. The Ruislip solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Am I best advised to use a Ruislip conveyancing solicitor who is local to the property I am purchasing? We have a good friend who can perform the conveyancing however they are based over three hundred miles drive away.
The benefit of a local Ruislip conveyancing practice is that you can attend the office to execute paperwork, hand in your identification documents and pester them where appropriate. Having local Ruislip know how is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and they were content that should outweigh using an unfamiliar Ruislip conveyancing lawyer just because they are local.
I want to rent out my leasehold apartment in Ruislip. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
A small minority of properties in Ruislip do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience dictates 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 permission.
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Ruislip conveyancing firm to assist?
You certainly can. We can put you in touch with a Ruislip conveyancing firm who can help.
An example of a Lease Extension decision for a Ruislip flat is Flat 72 Queens Walk in January 2013. The Tribunals calculated the premium payable to be £22,090. This case affected 1 flat. The unexpired term as at the valuation date was 53.26 years.
Threeweeks into purchasing a property in Ruislip. Conveyancing lawyer has told us the property is "Leasehold". Will this likely make a difference on our Natwest valuation?
Ruislip conveyancing does not in most situations involve leasehold houses. The crucial factor here is the unexpired lease term and the ground rent. If there are hundred of years years remaining with a peppercorn rent, it's essentially freehold, so it shouldn't impact the saleability too much.
On the flip side, if it's, say, 50 years it will have a adverse impact on the value, and most likely wouldn't be mortgageable. The remaining lease term and ground rent will be specified in the lease which should be made available to your conveyancer.