I am purchasing a 4 bedroom semi-detached house in Ruislip. The intention is to convert the garage to a playroom at the house.Will the conveyancing process include checks to see if these alterations are permitted?

Your solicitor should check the deeds as conveyancing in Ruislip will sometimes reveal restrictions in the title documents which prevent categories of works or need the consent of another owner. Many extensions call for local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these issues with a surveyor before you commit yourself to a purchase.

Is it the case that all Ruislip CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing list of approved firms?

Some major banks and building societies now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.

I have a mortgage with Skipton for my property in Ruislip. Conveyancing was finalised a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Skipton?

Skipton must be informed of your intention prior to letting out your property as this is likely to be a breach of Skipton’s mortgage conditions. It may be that Skipton will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. You need not do this via a Skipton conveyancing panel lawyer.

Should commercial conveyancing searches reveal proposed roadworks that may affect a commercial property in Ruislip?

Many commercial conveyancing solicitors in Ruislip will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Ruislip. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ruislip.

For every commercial conveyancing transaction in Ruislip it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Ruislip commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Ruislip.

Despite weeks of looking the Title Certificate and documents to my home are lost. The conveyancers who conducted the conveyancing in Ruislip 4 years ago no longer exist. What are my next steps?

These day there are duplicates made of almost everything, and your conveyancer will know precisely where to locate all the suitable paperwork so you can buy or dispose of your house without a hitch. If duplicates are not available, your conveyancer may be able to arrange cover in the form of insurance or indemnities protecting you against future claims on your property.

I am using a search engine for the phrase conveyancing in Ruislip it reveals numerous solicitorsin the area. With so much choice what is the best way to find the right solicitor for my move?

The best method of choosing the right conveyancer is through a personal referral, so ask colleagues and those you trust who have acquired a property in Ruislip or the respected estate agent or financial adviser. Costs for conveyancing in Ruislip vary, so it's sensible to obtain at least three costs illustrations from varying types of law firms. Be sure to seek confirmation that the fees are fixed.

I wish to sublet my leasehold flat in Ruislip. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?

Your lease dictates the relationship between the landlord and you the leaseholder; in particular, it will indicate if subletting is prohibited, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Ruislip do not contain an absolute prevention of subletting – such a provision would undoubtedly devalue the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.

I am the proprietor of a first floor flat in Ruislip. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the premium due for the purchase of the freehold?

Absolutely. 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 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 was 53.26 years.