We see that you have a search directory identifying law firms on the Nottingham conveyancing panel. Do companies pay you a commission if I appoint them for our conveyancing in Ruislip Gardens?
We are a listing service only for law firms wishing to communicate if they are on the Nottingham conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Ruislip Gardens.
I am buying a flat and need a conveyancing solicitor in Ruislip Gardens who is on the Barclays solicitor. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Barclays in certain locations such as Ruislip Gardens. We dont recommend any particular firm.
I am purchasing a new build house in Ruislip Gardens with a loan from Nationwide Building Society. The developers refused to budge the price so I negotiated £7000 of additionals instead. The property agent suggested that I not to tell my conveyancer about this extras as it would adversely affect my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Due to the advice of my in-laws I had a survey completed on a house in Ruislip Gardens ahead of retaining conveyancers. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some banks may not give a mortgage on such a premises.
It varies from the lender to lender. Santander has different instructions from Birmingham Midshires. Should you wish to telephone us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ruislip Gardens. Conveyancing may be slightly more expensive based on your lender's requirements.
All being well we will complete the disposal of our £150,000 flat in Ruislip Gardens next Tuesday. The management company has quoted £312 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Ruislip Gardens?
Ruislip Gardens conveyancing on leasehold maisonettes usually involves the purchaser’s solicitor submitting enquiries for the landlord to answer. Although the landlord is not legally bound to address such questions the majority will be willing to assist. They are entitled to charge a reasonable administration fee for answering questions or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is over three hundred pounds, in some cases it is in excess of £800. The management information fee invoiced by the landlord must be sent together with a summary of rights and obligations in relation to administration charges, otherwise the invoice is not strictly payable. In reality you have no option but to pay whatever is requested of you should you wish to exchange contracts with the buyer.
We have reached the end of our tether in trying to purchase the freehold in Ruislip Gardens. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We are happy to put you in touch with a Ruislip Gardens conveyancing firm who can help.
An example of a Lease Extension decision 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 related to 1 flat. The unexpired residue of the current lease was 53.26 years.
We are midway through purchasing a residence in Ruislip Gardens. Conveyancing solicitor has told us the title is "Leasehold". Does this adversely affect our Natwest valuation?
Ruislip Gardens conveyancing does not usually involve leasehold houses. The main factor here is the length of lease and the ground rent. If it's 999 years with a peppercorn rent, it's virtually freehold, so it’s unlikely to affect the saleability too much.
At the other extreme, if it's, say, 50 years it is bound to have a significant impact on the value, and most likely wouldn't be mortgageable. The remaining lease term and ground rent will be stated in the lease which should be made available to your property lawyer.