My lender has suggested solicitors on their panel based in Ruislip but I would rather choose a conveyancing lawyer in Ruislip round the corner to me. Are you able to assist?

Not all Ruislip conveyancing firms are on all lender’s conveyancing panel. Please make the most of the above find an approved solicitor tool to find a Ruislip conveyancing firm on the on the lender panel.

We are purchasing a flat in Ruislip. I might seem paranoid but how we can trust a lawyer? At some point we will need to send funds into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am currently in the process of buying my council flat in Ruislip. I have a mortgage agreed with Yorkshire BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.

Leeds Building Society have agreed my mortgage in principle, my bid on a house in Ruislip has been accepted, what happens next?

The property agent will want to know who your solicitors are (be sure the property lawyers are on the bank’s panel). Contact Leeds Building Society or your broker and complete any appropriate forms. Leeds Building Society will sellect a valuer who will get in contact with the selling agent or vendor to schedule an appointment. Once conducted (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Leeds Building Society will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Ruislip.

Should commercial conveyancing searches disclose proposed roadworks that could affect a commercial property in Ruislip?

Its becoming the norm that commercial conveyancing solicitors in Ruislip will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Ruislip. The report sets out definitive information 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.

For every commercial conveyancing transaction in Ruislip it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Ruislip commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Ruislip.

I am one month into a freehold purchase having been recommend to a firm by the selling agent to do our conveyancing in Ruislip. I am am extremely disappointed with the level of service. Can you help me find new conveyancers?

They would need to be very poor to suggest replacing them. Has the loan offer been generated? In the event that it has you must advise them of the new contact details and have the offer are re-sent. Your solicitor ideally needs to be on the banks panel to avoid added charges and complications. That should be your first question of the new conveyancers. Our find a solicitor tool will assist you in finding a lender approved solicitor for your conveyancing in Ruislip

I only have Sixty One years remaining on my lease in Ruislip. I now wish to get lease extension but my freeholder is absent. What are my options?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to prove that you or your lawyers have made all reasonable attempts to track down the freeholder. In some cases an enquiry agent should be helpful to carry out a search and to produce a report to be used as evidence that the landlord is indeed missing. It is advisable to get professional help from a solicitor both on investigating the landlord’s disappearance and the application to the County Court covering Ruislip.

Following months of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Ruislip. Can we issue an application to the Residential Property Tribunal Service?

You certainly can. We are happy to put you in touch with a Ruislip conveyancing firm who can help.

An example of a Lease Extension case for a Ruislip residence 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 remaining number of years on the lease was 53.26 years.