I can't travel far from Ruislip Gardens. Can you please explain the reason why all Ruislip Gardens conveyancing practitioners are not on all lender panels?

Before the recession most lenders demonstrated an approach to risk which is different from today. The Financial Services Authority in 2010 instigated a thematic review into property fraud which in summary warned lenders: know the property lawyers on your panel. Consequently, lenders have subsequently requiredmore data from law firms regarding their processes and the staff who work for them and set certain criteria such as completing a minimum volume of transactions. Many firms have found themselves removed from lender panels even though they had 100% healthy disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms found it impossible meet the criteria of volume of transactions the lenders set.

I have given 2 months notice to my existing landlord and must vacate my rented apartment in Ruislip Gardens by 26/2/2026. Conveyancing on my purchase is underway. Can I complete in 4 weeks as don't want to have to find temporary accommodation?

It is unwise to give notice on a rental unless exchange of contracts has taken place. If you have not previously done so, update to your solicitor and request that they seek the assistance the other solicitors, try to an agreed time frame that everyone will work to achieve

We are planning to acquire a house and need a conveyancing solicitor in Ruislip Gardens who is on the Virgin Money conveyancing panel. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Ruislip Gardens.

Should my solicitor be raising enquiries about flooding as part of the conveyancing in Ruislip Gardens.

Flooding is a growing risk for lawyers carrying out conveyancing in Ruislip Gardens. Some people will acquire a property in Ruislip Gardens, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Lawyers are not best placed to give advice on flood risk, but there are a number of searches that can be undertaken by the buyer or on a buyer’s behalf which can figure out the risks in Ruislip Gardens. The conventional set of completed inquiry forms given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual question of the vendor to determine if the property has suffered from flooding. In the event that the residence has been flooded in past which is not disclosed by the seller, then a purchaser could issue a legal claim for losses as a result of such an incorrect response. A buyer’s lawyers will also conduct an enviro report. This will reveal whether there is any known flood risk. If so, further investigations will need to be initiated.

Is it possible to switch conveyancer as I need to find a firm on the Santander conveyancing list. I had appointed a family conveyancing solicitor in Ruislip Gardens five minutes from me but she is not accepted by Santander

We will our best to assist in finding you a conveyancing solicitor in Ruislip Gardens on the Santander panel. Please note that the property lawyers that we work with do not pay us commission if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Ruislip Gardens. In utilising search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Ruislip Gardens.