We're in Uxbridge, First timers purchasing with a mortgage (lender is Clydesdale , and our solicitor is on the Clydesdale conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Clydesdale conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

My bid for a property was accepted at auction in Uxbridge. Conveyancing is necessary. What are my next steps?

Now that you have legally committed yourself to purchase you must instruct a conveyancing solicitor soon as you will have a tight a fixed date to complete the property. An auction property will ordinarily have a bespoke auction set of papers. This will likely include most,if not all of the paperwork that your conveyancer requires. In the case of leasehold premises the auction papers may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to leasehold premises. You should hand this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that your finances are in place to complete the transaction on the set completion date.

We were going to get a OIP from Skipton this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Uxbridge solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Uxbridge solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.

I have a mortgage with Co-operative for my property in Uxbridge. Conveyancing has been completed some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Co-operative?

Co-operative must be informed of your intention in advance of letting out your property as this is likely to be a breach of Co-operative’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. It should not be necessary to do this via a Co-operative conveyancing panel lawyer.

It has been 2 months following my purchase conveyancing in Uxbridge completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am one month into a leasehold purchase having been directed to solicitors by the high street agent to perform conveyancing in Uxbridge. I am am very disappointed with the quality of service. Can you help me find new lawyers?

A lawyer would have to be really bad in order to consider diss instructing them. Has the mortgage offer been issued? In the event that it has you will need to advise them of the replacement lawyer and have the mortgage documents are re-sent. Your new solicitor ideally needs to be on the banks panel to avoid supplemental costs and frustration. So that should be your first question of the new lawyers. Our find a solicitor tool will help you find a bank approved conveyancer for your home move in Uxbridge

Back In 2006, I bought a leasehold house in Uxbridge. Conveyancing and Clydesdale mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in Uxbridge who acted for me is not around. Do I pay?

First make enquiries of HMLR to be sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Uxbridge conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I am the registered owner of a two-bedroom flat in Uxbridge. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the amount payable for a lease extension?

Absolutely. We are happy to put you in touch with a Uxbridge conveyancing firm who can help.

An example of a Freehold Enfranchisement matter before the tribunal for a Uxbridge property is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case affected 2 flats. The remaining number of years on the lease was 69 years.