Can you help? My Ruislip Gardens solicitor is assuring me that he is legally obliged toorder Ruislip Gardens conveyancing searches asthe firm are on the Lloydssolicitor panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with a bank your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Ruislip Gardens conveyancing searches.
My wife and I have arranged the release of further monies on our mortgage from HSBC as we intend to carry out improvements to our house in Ruislip Gardens. Are we obliged to appoint a local Ruislip Gardens solicitor on the HSBC conveyancing panel to deal with the legals?
HSBC do not ordinarily instruct a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC panel.
Intending to buy a maisonette in Ruislip Gardens. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Ruislip Gardens property lawyer is on the Lloyds conveyancing panel.
My offer was accepted on a house in Ruislip Gardens on 28/3/2025, valuation was booked 2 days later, all came back fine. Solicitor instructed, so all that was missing was my mortgage offer. Having made daily calls to UBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the UBS conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Ruislip Gardens?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Ruislip Gardens. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am purchasing a new build house in Ruislip Gardens benefiting from help to buy. The builders would not move on the amount so I negotiated 6k of extras instead. The estate agent advised me not disclose to my lawyer about this side-deal as it will put at risk my loan with Lloyds TSB Bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Ruislip Gardens is where the house is located. Is there any advice you can give?
Flying freeholds in Ruislip Gardens are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ruislip Gardens you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ruislip Gardens 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 property.
I'm converting the mortgage on my existing home to a buy to let mortgage with Alliance & Leicester and intend to use the remaining equity as a deposit on further property. The location we are talking about is Ruislip Gardens. Will your lawyers be able to act for both sets of banks and link together the two deals?
Make use of our search tool on this page to be sure that the solicitors are approved by both mortgage companies. Assuming that they are the solicitor will be able to simultaneously deal with the two transactions but you should have a chat with you conveyancer and communicate your desired outcome and requirements.