Me and my partner are buying a 2 bedroom apartment in Ruislip with a mortgage. We have a Ruislip lawyer, but the bank says she’s not on their "panel". It appears that we have no choice but to appoint one of the bank panel conveyancing practices or keep our Ruislip lawyer as well as pay for one of their panel lawyers to represent them. This feels very unfair; are we not able to insist that the mortgage company use our Ruislip conveyancer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Ruislip conveyancing lawyer to apply to be on the conveyancing panel.
I purchased a freehold residence in Ruislip but still invoiced for rent, why is this and what is this?
It is rare for properties in Ruislip and has limited impact for conveyancing in Ruislip but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Ruislip. My lender is Platform
Platform have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 12/4/2025, the requirements read as follows :
I have been on the look out for a leasehold apartment up to £245,000 and identified one close by in Ruislip I like with open areas and transport links in the vicinity, the downside is that it only has 51 years on the lease. I can't really find anything else in Ruislip suitable, so just wondered if I would be making a mistake acquiring a short lease?
If you need a home loan the shortness of the lease will likely be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you could ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.
What advice can you give us when it comes to appointing a Ruislip conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a property lawyer for lease extension works (regardless if they are a Ruislip conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Ruislip conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:
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Can they put you in touch with clients in Ruislip who can give a testimonial? If the firm is not ALEP accredited then what is the reason?
Despite our best endeavours, we have been unsuccessful in trying to purchase the freehold in Ruislip. Can this matter be resolved via the Leasehold Valuation Tribunal?
if there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the price payable.
An example of a Lease Extension matter before the tribunal for a Ruislip property is Flat 72 Queens Walk in January 2013. The Tribunals calculated the premium payable to be £22,090. This case related to 1 flat. The unexpired lease term was 53.26 years.
What range of conveyancing services do Ruislip conveyancing firms provide?
For the most part Ruislip conveyancing solicitors manage to conduct a number of services to home and land owners, sellers, purchasers, landlords and tenants assistingwith some of the following:
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Private sale conveyancing in Ruislip and across the country
Property purchase conveyancing in Ruislip and throughout England and Wales
Bespoke or complex residential transactions including farms, estates, and company properties Shariah Compliant Islamic Conveyancing Complex land law issues Letting Agreements in Ruislip or beyond