I have just been advised by my lender that my Ruislip the law firm I have appointed is not on the lender Solicitor panel. How can I be sure that this is correct?
Your first step should be to contact your Ruislip lawyer directly. It is reasonable to expect your lawyer to inform you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
Would the conveyancing solicitors via your comparison service carry out conveyancing in Ruislip by way of an attended exchange?
We do have a number of conveyancing experts carrying out 24hr exchanges. Do e-mail us to get a conveyancing quote and details as to dates.
I happen to be the sole recipient of my late grandmother’s estate with all property in now in my sole name, including the house in Ruislip. Conveyancing formalities meant that the Land Registry date was in November. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership will be considered the same way as though I had purchased the property in November. Do I have to wait 6 months to sell?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. many mortgage companies would take a practical view as this requirement is principally there to capture the purchase and immediately sell or the quick reselling of property.
We expect to receive a OIP from TSB this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do TSB recommend any Ruislip solicitors on the TSB 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 TSB conveyancing panel. The solicitor represents both you and TSB through the process.
I recently had an offer agreed on an apartment in Ruislip. My mortgage broker pressured me to appoint their lawyer. I paid an upfront payment of £200. A few days later, the solicitor called me sheepishly admitting that they were not on the Clydesdale 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 Clydesdale 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.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a straight forward, no chain 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 would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ruislip may decide 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 residence.
We are 18 days into a leasehold purchase having been recommend to conveyancers by the high street agent to execute conveyancing in Ruislip. I am am extremely frustrated with the quality of service. Could you you assist me in finding new solicitors?
A lawyer would need to be really bad in order to consider diss instructing them. Has the mortgage offer been sent? If so you must inform them of the new contact details and ensure the mortgage documents are issued to the new lawyers. The conveyancer needs to be on the lenders approved list to avoid added charges and complications. That should be your starting point. The find a solicitor tool will help you find a bank approved solicitor for your conveyancing in Ruislip
I am unfit to be present at my Ruislip conveyancing lawyers office to sign documents for conveyancing in Ruislip – will this be problematic?
You need not be concerned. Ruislip conveyancing lawyers can conduct home moves for clients throughout the rest of the country. It is not necessary for you to be able to visit a Ruislip conveyancers office. Almost all conveyancing practitioner can handle all communications via phone, post and email - whatever works for you.