At long last a mortgage offer from Santander for the remortgage of my single room maisonette is expected by the end of next week. Could you recommend a low cost conveyancing solicitor in Ruislip Gardens?

You have arrived at the wrong site to search for a cheap conveyancing solicitors in Ruislip Gardens. Our aim is to provide affordable conveyancing but we do not aim to advertise as being the cheapest. Resist the temptation to appoint organisations teasing you with £99 conveyancing in Ruislip Gardens. The optimum result, in choosing a lawyer for low cost conveyancing, you will get your money’s worth and at worst you will end up with a hefty uplift in additional fees and still not receive the service expected.

I am planning to acquire a property and need a conveyancing solicitor in Ruislip Gardens who is on the Birmingham Midshires approved. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Birmingham Midshires in certain locations such as Ruislip Gardens. We dont recommend any particular firm.

I am the single recipient of my late father’s estate with all property in now in my sole name, including the my former home in Ruislip Gardens. The Ruislip Gardens property was put into my name in June. I now wish to sell up. I do know about the CML six month 'rule', meaning my property ownership could be treated the same way as if I'd bought the house in June. Will no one buy the property for half a year?

The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. How practical a view banks take of it, depend on the bank as this obligation is primarily there to capture the purchase and immediately sell or the flipping of property.

is it true that all Ruislip Gardens solicitor firms on the Barclays conveyancing panel are regulated by the SRA?

As a firm of solicitors, in order to be on the Barclays approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some mortgage companies do list licenced conveyancers on their panel and in that case the firms would be regulated by the Council of Licensed Conveyancers.

I am currently in the process of buying my council flat in Ruislip Gardens. I have a mortgage offer with RBS. 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 RBS, you will need to appoint a solicitor on the RBS conveyancing panel.

I decided to have a survey carried out on a property in Ruislip Gardens in advance of instructing lawyers. I have been told that there is a flying freehold aspect to the property. The surveyor advised that some banks tend not grant a mortgage on this type of house.

It depends who your proposed lender is. HSBC has different requirements for example to Halifax. If you call us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ruislip Gardens. Conveyancing may be slightly more expensive based on your lender's requirements.

Planning to sign contracts shortly on a leasehold property in Ruislip Gardens. Conveyancing solicitors inform me that they are sending me a report within the next couple of days. What should I be looking out for?

The report on title for your leasehold conveyancing in Ruislip Gardens should include some of the following:

Advice concerning the obligations as set out in the lease to to contribute towards maintenance costs - in respect of the block, and the more general rights a lessee has Alterations to the property It needs to be made clear to you whether the lease permits you to add or upgrade aspects of the flat- you should know whether any restrictions relates to all alterations or just structural alteration, and whether licences for alterations is mandated necessary Does the lease prevent you from letting out the flat, or working from home Who has the liability to repair and maintain the building. It is essential for you to know which party is liable for the repair and maintenance of every part of the building

I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Ruislip Gardens conveyancing firm to represent me?

if there is a absentee landlord or if there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to make a decision on the premium.

An example of a Lease Extension decision for a Ruislip Gardens premises is Flat 72 Queens Walk in January 2013. The Tribunals calculated the premium payable to be £22,090. This case affected 1 flat. The unexpired residue of the current lease was 53.26 years.