I am obtaining a mortgage offer from Santander. I hope to enlist the help of a Licensed Conveyancer in Ruislip Manor. Does the Santander Solicitor panel include Licensed Conveyancers?

The Santander conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

Have just purchased a probate house at auction in Ruislip Manor. Conveyancing is necessary. What are my next steps?

Given that you have now legally committed yourself to purchase you should appoint a conveyancing practitioner soon as you are facing a tight a fixed date to complete the deal. An auction property should have a corresponding auction set of papers. This will likely include most,if not all of the paperwork that your solicitor will need. Where you are dealing with leasehold premises the legal papers may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You should hand this to the solicitor working for you at the earliest opportunity. Do make sure that your finances are organised to complete the transaction on the set completion date.

We are due to move house in September. Does my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you suggest a removal company in Ruislip Manor. Conveyancing lawyer was organised before I stumbled across your page.

On the day of completion you will need to pick up the house keys from your selling agent however this should only occur once the previous owners conveyancers inform the agent that they acknowledge receipt of the completion payment and the keys can be given over. You will need to tell the removal men that they can start moving you in. We do not suggest a specific removal organisation but can help you find a residential property solicitor in Ruislip Manor or a legal practice with expertise in conveyancing in Ruislip Manor.

When it comes to mortgage companies such as Lloyds, do Ruislip Manor property lawyers incur a fee to be on the conveyancing panel?

We are not aware of any mortgage company fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

Just had an offer accepted on a new build flat in Ruislip Manor. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Ruislip Manor

There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please confirm the Lease plans are architect prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

Given that I will soon spend hundreds of thousands of pounds on 3 bedroom house in Ruislip Manor I wish to talk to a lawyer concerning thetransaction before giving the go ahead to the firm. Can this be arranged?

This is something that we recommend - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer who will be conducting your conveyancing in Ruislip Manor.There is no ‘factory style conveyancing’ - every client is an important individual, not a case number. The practices that we put you in touch with believe that the figure you are provided with for your conveyancing in Ruislip Manor should be the amount on the final invoice that you are charged.

Our conveyancer in Ruislip Manor has discovered a a problem with the lease for the property we are buying in Ruislip Manor. The seller’s lawyers have put forward defective title insurance as a solution. We are content with insurance and will cover the costs. Our solicitor says that as he is on the bank conveyancing panel he must check that the lender is happy with this solution. Who is the client here, us or the mortgage company?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. A precondition to being on the lender approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.