We previously chose solicitors locally in Ruislip Gardens on the UBS solicitor approved list. They are now charging me a supplemental sum for the legal aspects of the UBS mortgage. Is this an additional conveyancing fee specified by UBS?

Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your property lawyer can charge a fee for this. The charge is not set by UBS but by your Ruislip Gardens lawyer. Plenty of firms on the UBS panel will levy an ‘acting for lender’ fee and others do not.

I have paid off my mortgage with Nationwide. I assume I don't need a Ruislip Gardens property lawyer on the Nationwide panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Nationwide has sent the Land Registry the discharge electronically, and
3. Nationwide has instructed the Land Registry to do so

I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Ruislip Gardens bank branch on a couple of occasions and was told they are content with the situation and they will lend. My Ruislip Gardens conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they would not lend in accordance with their specific requirements. I have no idea who is right.

As long as the solicitor is on the lender approved list, they must comply with the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Are there restrictive covenants that are commonly picked up during conveyancing in Ruislip Gardens?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Ruislip Gardens. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

In surfing the web for the phrase on line conveyancing in Ruislip Gardens it brings up numerous conveyancerslocally. How do I determine which is the suitable property lawyer for me?

The ideal way of choosing a suitable conveyancer is through a personal testimonial, so ask friends and family who have bought a property in Ruislip Gardens or a local estate agent or mortgage broker. Costs for conveyancing in Ruislip Gardens vary, so it's a good idea to request a minimum of three costs illustrations from different companies. Dont forget to clarify that the costs are guaranteed not to escalate.

I am in need of some leasehold conveyancing in Ruislip Gardens. Before I get started I want to be sure as to the number of years remaining on the lease.

If the lease is recorded at the land registry - and almost all are in Ruislip Gardens - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Ruislip Gardens conveyancing firm to represent me?

if there is a absentee freeholder or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to assess the price.

An example of a Lease Extension matter before the tribunal for a Ruislip Gardens 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 lease term was 53.26 years.

How much experience do your Ruislip Gardens conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?

Ruislip Gardens conveyancing lawyers help thousands of buyers move home every year and helped lots of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Ruislip Gardens conveyancers have worked on recent similar cases.