When it comes to lenders such as RBS, do Ruislip Manor solicitors face a fee to be on the conveyancing panel?
We are not aware of any mortgage company fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
We had appointed solicitors locally in Ruislip Manor on the UBS solicitor panel. They have just billed me a supplemental fee for the legal aspects of the UBS mortgage. Is this a supplemental conveyancing fee set by UBS?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your lawyer can levy a fee for this. This charge is not dictated by UBS but by your Ruislip Manor conveyancing practitioner. Numerous firms on the UBS panel will charge ’dealing with mortgage’ fee but many practices incorporate it on their overall fee.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Ruislip Manor building society branch on numerous occasions and was advised it wasn't a problem and they will lend. My Ruislip Manor conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they will not lend based on their specific requirements. Who do I believe?
As long as the solicitor is on the bank panel, they must follow the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
Do commercial conveyancing searches reveal impending roadworks that could impact a commercial site in Ruislip Manor?
Its becoming the norm that commercial conveyancing solicitors in Ruislip Manor will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Ruislip Manor. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ruislip Manor.
For every commercial conveyancing transaction in Ruislip Manor it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Ruislip Manor commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Ruislip Manor.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Ruislip Manor is the location of the property. What do you suggest?
Flying freeholds in Ruislip Manor are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ruislip Manor you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ruislip Manor 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 premises.
In my capacity as executor for the will of my uncle I am disposing of a property in Newport but live in Ruislip Manor. My lawyer (based 235 kilometers awayneeds me to execute a stat dec before completion. Could you suggest a conveyancing lawyer in Ruislip Manor who can attest and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are Ruislip Manor based
My wife and I purchased a leasehold house in Ruislip Manor. Conveyancing and The Royal Bank of Scotland mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Ruislip Manor who previously acted has now retired. Do I pay?
The first thing you should do is make enquiries of HMLR to be sure that this person is in fact the new freeholder. You do not need to instruct a Ruislip Manor conveyancing practitioner to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
After years of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Ruislip Manor. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most certainly. We can put you in touch with a Ruislip Manor conveyancing firm who can help.
An example of a Lease Extension decision for a Ruislip Manor flat is Flat 72 Queens Walk in January 2013. The Tribunals calculated the premium payable to be £22,090. This case was in relation to 1 flat. The unexpired term as at the valuation date was 53.26 years.