Can you help - my lawyer advises that missing deeds insurance is needed on my purchase. What is the level of cover for West Ruislip conveyancing?

The right level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and Coventry Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.

We had instructed conveyancing lawyers based in West Ruislip on the Yorkshire BS solicitor approved list. They are now charging me an additional amount for handling the Yorkshire BS mortgage. Is this a supplemental conveyancing fee set by Yorkshire BS?

Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your conveyancer is entitled to levy a fee for this. The charge is not dictated by Yorkshire BS but by your West Ruislip conveyancer. Some firms on the Yorkshire BS panel will charge an ‘acting for lender’ fee and others do not.

I had a mortgage agreed in principle with Bank of Ireland. West Ruislip conveyancing solicitors are instructed. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?

Some lenders take longer than others. Have Bank of Ireland completed the valuation? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am buying a new build apartment in West Ruislip. Conveyancing is necessary evil 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 conveyancing.

Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in West Ruislip

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. 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. Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. West Ruislip is the location of the property. What do you suggest?

Flying freeholds in West Ruislip are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside West Ruislip you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Ruislip may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a reasonable figure which is making it all the more appealing. I have since discovered that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in West Ruislip. Conveyancing advisers have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in West Ruislip ?

Most houses in West Ruislip are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. We note that you are purchasing in West Ruislip in which case you should be looking for a West Ruislip conveyancing solicitor and check that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a leaseholder you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example obtaining the landlord’sconsent to carry out changes to the property. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the house is part of an estate. Your conveyancer should advise you fully on all the issues.

I own a basement flat in West Ruislip, conveyancing was carried out in 2010. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in West Ruislip with a long lease are worth £206,000. The ground rent is £45 levied per year. The lease ends on 21st October 2090

With 66 years unexpired the likely cost is going to span between £12,400 and £14,200 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.

I need to review costs for conveyancing in West Ruislip from numerous property lawyer and appoint one. Am I right to ask them to hold tight until I I have my bid accepted on a flat.

We would recommend that you wait to get your conveyancer to start work and submit searches after the offer has been agreed to on the property particularly as West Ruislip conveyancing searches are costly.