We are due to exchange on the purchase of a house in Ruislip Gardens but as a result of wreckage from the recent storms I have managed to agree reparation from the vendor in the sum of £3k taking the form of a deduction in the price. This was going to be addressed as part of a side agreement yet Leeds Building Society will not agree to this. Why were they involved?
The conveyancing practitioner being on the Leeds Building Society approved list is duty bound to advise Leeds Building Society of any changes to the purchase price. If you prohibit your property lawyer to report the reduction to Leeds Building Society then they would have to discontinue acting for you. In addition, Leeds Building Society and you would have to appoint a new property lawyer for your conveyancing in Ruislip Gardens.
We're in Ruislip Gardens, First timers purchasing with a mortgage (lender is Virgin Money , and our lawyer is on the Virgin Money conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Virgin Money conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I used Arc property Solicitors a few years ago for my conveyancing in Ruislip Gardens. I now require my file however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Ruislip Gardens of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Ruislip Gardens differ for new build properties?
Most buyers of new build residence in Ruislip Gardens come to us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is constructed. This is because developers in Ruislip Gardens typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Ruislip Gardens or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a house in Ruislip Gardens before appointing lawyers. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some banks tend refuse to give a loan on such a premises.
It varies from the lender to lender. Bank of Scotland has different requirements from Nationwide. Should you wish to telephone us we can investigate further via the appropriate mortgage company. 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 will be smoother if you use a solicitor in Ruislip Gardens especially if they are familiar with such properties in Ruislip Gardens.
Our mortgage broker has recommended their solicitor for the conveyancing in Ruislip Gardens - won’t it be better to just use them?
This is not necessarily the case and you are at liberty to opt for whichever solicitor you prefer for your Ruislip Gardens conveyancing. The conveyancing practitioner suggested by an estate agent may not necessarily be the best lawyer, they may suggest their own conveyancing firm who are based far away. In this instance you may not have contact with your conveyancing practitioner and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.