Me and my partner are buying a 1 bedroom flat in Ruislip Gardens with a mortgage. We have a Ruislip Gardens solicitor, but the lender says she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or keep our Ruislip Gardens lawyer and pay for one of their panel firms to act for them. This seems very unfair; can we not demand that the bank use our Ruislip Gardens conveyancing practitioner ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. Another option that might be available is for your Ruislip Gardens conveyancing solicitor to apply to be on the conveyancing panel.
I am close to exchanging contracts on the sale of our house in Ruislip Gardens and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street Ruislip Gardens conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using a nationwide conveyancing firm as opposed to a conveyancing solicitor in Ruislip Gardens. We have lived in Ruislip Gardens for 5 years we know that this is a non issue. Should we get in touch with our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Are there restrictive covenants that are commonly picked up during conveyancing in Ruislip Gardens?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing 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…’
Just had an offer accepted on a new build flat in Ruislip Gardens. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Ruislip Gardens
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Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are surveyor prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
Due to the input of my in-laws I had a survey completed on a house in Ruislip Gardens prior to instructing lawyers. I have been told that there is a flying freehold aspect to the house. The surveyor has said that some lenders tend refuse to grant a mortgage on this type of house.
It varies from the lender to lender. Lloyds has different instructions for example to Halifax. If you call us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Ruislip Gardens. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I best advised to appoint a Ruislip Gardens conveyancing practitioner in close proximity to the house I am hoping to buy? We have a good friend who can handle the legal work however they are based a couple of hundredmiles drive away.
The benefit of a local Ruislip Gardens conveyancing practice is that you can attend the office to execute paperwork, deliver your identification documents and apply pressure on them if necessary. Having local Ruislip Gardens know how is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and the majority were content that must surpass using an unfamiliar Ruislip Gardens conveyancing lawyer solely due to them being round the corner.