I am considering applying for a mortgage for purchase of a newly converted (under development) in Ruislip Gardens with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for ?

In theory, you could use a solicitor that is not on the conveyancing panel, but would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

A colleague pointed out to me me that in buying a property in Ruislip Gardens there could be a number of restrictions affecting the ability to carry out external changes to the property. Is this right?

There are a number of properties in Ruislip Gardens which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Ruislip Gardens should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am aiming to move house in . Does my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you recommend a removal company in Ruislip Gardens. Conveyancing lawyer was organised before I stumbled across your page.

On the day of completion you can pick up the house keys from the estate agent however this can only happen after the sellers lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you should inform the removal company that they can start moving you in. We are not in a position to recommend a particular removal organisation but can assist you in finding a residential property solicitor in Ruislip Gardens or a firm with expertise in conveyancing in Ruislip Gardens.

After weeks of negotiation I have agreed a price on an apartment in Ruislip Gardens. My financial adviser suggested a . I paid an upfront payment of £175. Shortly after, the contacted me embarrassingly acknowledging that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I have been on the look out for a leasehold apartment up to £235,500 and identified one near me in Ruislip Gardens I like with amenity areas and railway links in the vicinity, however it only has 51 years unexpired on the lease. There is not much else in Ruislip Gardens for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you require a home loan that many years will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.

I need to appoint a conveyancing solicitor for purchase conveyancing in Ruislip Gardens. I have discover a site which seems to have the ideal offering If it is possible to get all this stuff completed via email that would be preferable. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Estate agents have just been given the go-ahead to market my ground floor apartment in Ruislip Gardens. Conveyancing has not commenced, but I have recently had a quarterly maintenance charge demand – Do I pay up?

The sensible thing to do is pay the maintenance contribution as usual given that all rents and maintenance charges should be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Ruislip Gardens Conveyancing for Leasehold Flats - A selection of Questions you should consider before buying

In the main the outlay for major works are not wrapped into the service charges, albeit that some managing agents in Ruislip Gardens ask tenants to contribute towards a sinking fund and this is used to offset against major repairs or maintenance. What is the annual service fee and ground rent?