I have just been advised by my mortgage adviser that my Ruislip Gardens solicitor is not on the mortgage company Conveyancing panel. What can I do to check?
The sensible course of action for you to take is to call your Ruislip Gardens lawyer directly. It is reasonable to expect your lawyer to inform you of the situation. Where they are not on the panel they may recommend you to a Ruislip Gardens conveyancing firm that is on the approved list of lawyers for your bank.
I am helping my mother sell her property in Ruislip Gardens. Does the conveyancer commission the energy assessment or it is for the seller to see to?
Following the demise of HIPs, EPC’s was maintained a required part of moving property. An energy assessment should be to hand before the property is put on the market. This is not a task that solicitors ordinarily organise. If you are instructing a Ruislip Gardens conveyancing solicitor they might be willing to arrange energy performance certificates due to their relationships with long established local assessors
I have paid off my mortgage with Co-operative. I assume I don't need a Ruislip Gardens lawyer on the Co-operative panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
Our offer on a semi in Ruislip Gardens has been accepted, but there is a chain. The sellers have put an offer on somewhere, however it’s not yet tied up, and are looking at other apartments booked. I have instructed a high street conveyancing solicitor in Ruislip Gardens. What do I do now? When do I get the mortgage application with Aldermore going?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of £1k, then survey, Ruislip Gardens conveyancing search fees, etc). First, you must check that your conveyancing practitioner is on the Aldermore conveyancing panel. Regarding the subsequent steps this very much dictated by the specifics of your case, desire for this property and on the state of the market. During a buoyant market many buyers will apply for the mortgage with Aldermore and pay for the valuation and only if it comes back ok would they request their solicitor to press on with searches.
I need some expedited conveyancing in Ruislip Gardens as I have pressure to exchange contracts within 3 weeks. Fortunately I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?
As you are are a cash purchaser you are at free not to have searches conducted although no law firm would suggest that you don't. With plenty of history conveyancing in Ruislip Gardens the following are examples of issues that can appear and therefore affect future saleability: Enforcement Notices, Outstanding Fees, Outstanding Grants, Road Schemes,...
It has been 2 months since my purchase conveyancing in Ruislip Gardens completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one near me in Ruislip Gardens I like with amenity areas and railway links in the vicinity, the downside is that it only has 51 years on the lease. There is not much else in Ruislip Gardens in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a mortgage that many years will likely be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
Looking forward to exchange soon on a garden flat in Ruislip Gardens. Conveyancing lawyers inform me that they report fully next week. What should I be looking out for?
Your report on title for your leasehold conveyancing in Ruislip Gardens should include some of the following:
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Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? Does the lease require carpeting throughout thus preventing wood flooring? Responsibility for maintaining the window frames Setting out your legal entitlements in relation to common areas in the block.For instance, does the lease permit a right of way over a path or staircase? An explanation concerning the obligations as set out in the lease to pay service charges - with regard to both the building, and the more general rights a leaseholder enjoys
I have given up trying to purchase the freehold in Ruislip Gardens. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a missing landlord or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to decide the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Ruislip Gardens premises is Flat 72 Queens Walk in January 2013. The Tribunals calculated the premium payable to be £22,090. This case was in relation to 1 flat. The remaining number of years on the lease was 53.26 years.