I am in need of a property lawyer. Should I go for for a nationwide conveyancer or a family Ruislip Gardens conveyancing lawyer?

Established third party relationships are another important factor to consider when appointing conveyancing solicitors. Ruislip Gardens conveyancers benefit from connections with financial advisers and selling, local authorities, surveyors and other conveyancing firms meaning the whole process is going to be much smoother for you. Possessing specialist intelligence of the local area also helps too.

We are selling our home in Ruislip Gardens. Does the lawyer need to be required to be on the Clydesdale conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the Clydesdale conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently in recent years.

When it comes to lenders such as Nottingham, do Ruislip Gardens solicitors incur a fee to be on the conveyancing panel?

We are not aware of any mortgage company fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

is it true that all Ruislip Gardens solicitors on the Leeds Building Society conveyancing panel are overseen by the SRA?

As solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Many banks do allow licenced conveyancers on their panel in which case such organisation would be governed by the Council of Licensed Conveyancers.

We have agreed to purchase a house in Ruislip Gardens. An unusual aspect is that the roof has a solar panel. Kent Reliance have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Kent Reliance your lawyer must comply with the formal requirements contained in Section two of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook includes minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Kent Reliance where a lease fails to meet these conditions. The requirements relate to the installation of panels on properties nationwide and is not limited to Ruislip Gardens.

Have completed on a a terraced house in Ruislip Gardens , how long should it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Ruislip Gardens conveyancing solicitor works at snail pace, so I want to check the registration is addressed.

As far as conveyancing in Ruislip Gardens registration is no quicker or slower than the rest of the country. Rather than based on location, timescales can differ depending on who lodges the application, whether it is in order and if the Land registry communicate with any interested parties. Currently roughly 80% of submission are fully addressed in less than three weeks but some can be subject to protracted hold-ups. Historically registration is effected after the purchaser has moved in to the premises so post completion formalities is not typically primary concern but where there is a degree of urgency associated with the registration then you or your lawyers can communicate with the Registry to express the reasoning for the application to be prioritised.

I have selected a Ruislip Gardens conveyancing solicitor for our house purchase (novice purchasers) and have spotted in the Ts and Cs that they are not covered by the Financial Conduct Authority. Am I right to be concerned or is that the norm with property lawyer?

We can't see why they should be. Most conveyancing practitioner don't lend money. They should be governed by the SRA, who set stringent stipulations covering funds sitting by them.