I have just been advised by my financial adviser that my Ruislip solicitor is not on the bank Conveyancing panel. How can I check?
You need to contact your Ruislip conveyancer. You lawyer should notify you what has happened. If they are not on the panel they may be able to suggest a Ruislip conveyancing practice that is on the approved list of lawyers for your lender.
Would the conveyancing lawyers via your comparison service execute conveyancing in Ruislip by way of an attended exchange?
We do have a number of conveyancing experts who can conduct one day exchanges. Please contact us to get a costs illustration and details as to availability.
I'm the only beneficiary of my late mum's will with all property in now in my sole name, including the house in Ruislip. The Ruislip property was put into my name in November. I plan to dispose of the property. I understand that there is a CML 6 month 'rule', meaning my proprietorship may be considered the same way as though I had purchased the property in November. 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 impacted by that. How sensible a view banks take of it, depend on the lender as this requirement chiefly exists to identify subsales or the wholesaling and assigning of properties.
We expect to receive a OIP from Aldermore this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Aldermore recommend any Ruislip solicitors on the Aldermore conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Ruislip solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
I recently had an offer agreed on an apartment in Ruislip. My financial adviser pressured me to appoint their conveyancer. I paid an advanced payment of £225. A couple of days later, the solicitor called me embarrassingly acknowledging that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Ruislip is the location of the property. Can you shed any light on this issue?
Flying freeholds in Ruislip are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ruislip you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ruislip may ascertain 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.
We are four weeks into a leasehold purchase having been recommend to solicitors by the local agent to execute conveyancing in Ruislip. I am am very dissatisfied with the quality of service. Could you help me find new conveyancers?
They would need to be very bad in order to consider diss instructing them. Has the mortgage been generated? If so you will need to make them aware of the new lawyer and get the loan are re-sent. Your solicitor ideally needs to be on the mortgage company panel to avoid added costs and delays. That should be your first question of the new lawyers. The search tool will assist you in finding a lender approved lawyer for your home move in Ruislip
Living abroad it is not practicable to travel my Ruislip conveyancing lawyers office to sign documents connected to my conveyancing in Ruislip – will this be an issue?
You need not be concerned. Ruislip conveyancing lawyers can deal with home moves for clients nationally. You are unlikely to be required to visit a Ruislip conveyancers office. They can handle everything via phone, post and email - whatever works for you.