My partner and I are downsizing from our property in West Ruislip and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A local conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using an online conveyancing practice rather than a conveyancing solicitor in West Ruislip. We have lived in West Ruislip for six years we know of no issue. Do we contact our local Authority to seek confirmation that the buyers are looking for.

It would appear that you have a conveyancing firm already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

How does conveyancing in West Ruislip differ for newly converted properties?

Most buyers of new build property in West Ruislip approach us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is completed. This is because builders in West Ruislip tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in West Ruislip or who has acted in the same development.

How can the Landlord & Tenant Act 1954 affect my business property in West Ruislip and how can you help?

The 1954 Act provides protection to business tenants, giving them the legal entitlement to apply to court for a continuation of occupancy at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and assist with commercial conveyancing in West Ruislip

Can you offer any advice when it comes to choosing a West Ruislip conveyancing practice to deal with our lease extension?

When appointing a solicitor for your lease extension (regardless if they are a West Ruislip conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with two or three firms including non West Ruislip conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:

If the firm is not ALEP accredited then what is the reason? What are the costs for lease extension conveyancing?

West Ruislip Conveyancing for Leasehold Flats - Sample of Queries before Purchasing

Many West Ruislip leasehold flats will be liable to pay a service bill for maintenance of the block set on behalf of the management company. If you buy the flat you will have to pay this liability, normally quarterly throughout the year. This could differ from two or three hundred pounds to thousands of pounds for blocks with lifts and large communal areas. In all likelihood there will be a ground rent for you to pay annual, this is usually not a exorbitant amount, say about £50-£100 but you need to check as sometimes it can be prohibitively expensive. Does this lease have in excess of 82 years unexpired? It is important to be aware whether fixing the lift or some other significant cost is due in the foreseeable future that will be shared by the tenants and will dramatically increase the the service costs or necessitate a one time payment.

Our solicitor in West Ruislip has uncovered a a legal deficiency with the lease for the apartment we are buying in West Ruislip. The other side have suggested defective title insurance as a workaround. We are content with insurance and will pay for it. Our solicitor has advised that as he is on the mortgage company conveyancing panel he must ensure that the lender is happy with this solution. Are we the client or is 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 bank 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.