We are purchasing a 1 bedroom apartment in Ruislip Manor with a mortgage. We would like to retain our Ruislip Manor solicitor, however the lender says she’s not on their "panel". It appears that we have no option but to select one of the lender panel solicitors or retain our Ruislip Manor conveyancing practitioner as well as pay for one of their panel firms to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Ruislip Manor conveyancing lawyer to apply to be on the conveyancing panel.

When will exchange of contracts take place for domestic conveyancing in Ruislip Manor and am I required to attend the lawyers branch?

If you are in close proximity to our conveyancing solicitors in Ruislip Manor you are welcome to come in to sign contracts. However, the firms we work with provide countrywide coverage for conveyancing and provide just as comprehensive and professional a job for you when communicating with you by post or email. The signing of the purchase agreement is not the critical part. A signed contract is just a prerequisite for the conveyancer to exchange contracts at the suitable time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Ruislip Manor)to be in the office available at the end of the phone to exchange contracts.

I just acquired a flat at auction in Ruislip Manor. Conveyancing is needed. What happens now?

Given that you are now legally committed yourself to purchase you now have to instruct a conveyancing practitioner quickly as you will have a tight a fixed date to complete the deal. Every auction property will ordinarily have a bespoke auction set of papers. This will include evidence of title and search results. In the case of leasehold premises the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You should pass this on to the lawyer working for you at the earliest opportunity. Do make sure that you have funds in order to complete on the on the contractual date .

I am purchasing a 3 bedroom semi in Ruislip Manor. Our aim is to carry out an extension to the side at the house.Will legal investigations on the property involve checks to see if these alterations are allowed?

Your solicitor will check the deeds as conveyancing in Ruislip Manor can on occasion reveal restrictions in the title documents which restrict certain alterations or necessitated the consent of a 3rd party. Many works need local authority planning permissions and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.

I am the only recipient of my late mum's estate with all property in now in my sole name, including the my former home in Ruislip Manor. Conveyancing formalities meant that the Land Registry date was in March. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship may be regarded the same way as if I'd bought the house in March. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How practical a view banks take of it, depend on the bank as this clause is primarily there to pick up on subsales or the quick reselling of properties.

I am using a search engine for the term cheap conveyancing in Ruislip Manor it brings up many conveyancerslocally. How do I determine which is the right property lawyer for purchase transaction?

The preferential way of seeking the right conveyancer is through a personal testimonial, so enquire of colleagues and those you trust who have acquired a property in Ruislip Manor or the reputable estate agent or mortgage broker. Charges for conveyancing in Ruislip Manor differ, so it's sensible to secure at least four quotes from different conveyancers. Dont forget to clarify that the fees are fixed.

I'm remortgaging a apartment in Ruislip Manor. I can find my conveyancer's company on the CLC list, but I can't locate my conveyancer's name as listed on the regulator's website. Should I be concerned?

Not every individual in the law firm must be listed by the regulator. As long there is someone qualified to 'oversee' the conveyancing, the actual day-to-day activity can be conducted by unlicensed staff.